37 Wylie Cir · Penn Forest, PA 18210

$235,000

2 bd · 2.0 ba · 1,008 sqft · SingleFamily public records · 10 Days on market

Built 1990 0.45 ac lot Est $238k · at est. $56/mo HOA · 3% of rent

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +8.8/30.0
• ARV discount +8.0/15.0
• Appreciation +3.6/10.0
• Schools +3.1/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks MLS

3 bedroom, 2 bath ranch with enclosed porch. Close to the lake beach and other amenities.

Key facts

• 0.45 acre lot
• Built 1990
• Listed 10 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-193 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (14.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (22.2% below list).
• Recommended offer: $183k (22.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Jim Thorpe Area SD (rural): math 25% / reading 47% proficiency, ranked #394 of 539 in PA (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Penn-Kidder Campus (math 18% / reading 45%, grade F, #1,112 of 1,518 statewide, top 73%, 571 students, 62% FRL); Jim Thorpe Area Hs (math 62% / reading 75%, grade B, #53 of 437 statewide, top 13%, 565 students, 45% FRL) — zoned schools average 54% FRL vs 38% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 50% at this address vs 36% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Jim Thorpe Area SD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 457 active listings in the ZIP; 180 units permitted in Carbon County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.9%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Carbon County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $182,943 (22.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.78% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.51%
• DSCR: 0.84
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $237,888
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37 Wylie Cir	0.00mi	3/2.0 (+1)	1,008 (0%)	1mo	$238,145	$236	94
65 Wylie Cir	0.14mi	3/2.0 (+1)	1,145 (+14%)	8mo	$298,500	$261	59
11 Mckinley Ln	0.35mi	3/2.0 (+1)	960 (-5%)	18mo	$260,000	$271	56
159 Penn Forest Trl	0.40mi	3/1.0 (+1)	1,095 (+9%)	6mo	$210,000	$192	53
114 Maccauley Rd	0.62mi	3/1.0 (+1)	960 (-5%)	2mo	$229,000	$239	52
21 Horace Way	0.42mi	3/1.0 (+1)	960 (-5%)	17mo	$250,000	$260	50
90 Masters Trl	0.65mi	2/1.0	960 (-5%)	10mo	$176,000	$183	49
9 Dobson Mews	0.39mi	3/1.0 (+1)	960 (-5%)	20mo	$219,500	$229	49
44 Hunt Trl	0.61mi	3/2.0 (+1)	1,056 (+5%)	14mo	$220,000	$208	46
33 Lucretius Trl	0.72mi	3/2.0 (+1)	960 (-5%)	10mo	$284,900	$297	45
97 Burnshaw Ln	0.43mi	3/1.5 (+1)	1,120 (+11%)	23mo	$190,000	$170	35
52 Hunt Trl	0.66mi	3/2.0 (+1)	1,152 (+14%)	22mo	$210,000	$182	22

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -21.3%
• Equity multiple: 0.25×
• Total profit: $-49,199
• Equity at exit: $36,224

10-year hold

• IRR: -14.9%
• Equity multiple: 0.13×
• Total profit: $-57,544
• Equity at exit: $22,359

Cash invested: $65,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 18210

• Home prices YoY: -1.4%
• Active inventory: 457
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,829 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$252 /mo · $3,019/yr
• Insurance: −$98
• HOA: −$56
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-193

Break-even live

Break-even rent $2,073

Max offer price $200,972

Occupancy floor —

Sensitivity live

Price	-10% $-60	-5% $-126	+0% $-193	+5% $-259	+10% $-326
Rent	-10% $-337	-5% $-265	+0% $-193	+5% $-120	+10% $-48
Rate	-1.0pp $-74	-0.5pp $-133	base $-193	+0.5pp $-254	+1.0pp $-315

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $56 · $672/yr

Listing history 8 events

1. 2026-05-22
   soldstatus $238,145 89-char remark

   Show marketing remark (89 chars)

   3 bedroom, 2 bath ranch with enclosed porch. Close to the lake beach and other amenities.

2. 2026-05-22
   soldstatus $238,145 Closed 681-char remark

   Show marketing remark (89 chars)

   3 bedroom, 2 bath ranch with enclosed porch. Close to the lake beach and other amenities.

3. 2026-05-22
   listed $235,000 89-char remark

   Show marketing remark (89 chars)

   3 bedroom, 2 bath ranch with enclosed porch. Close to the lake beach and other amenities.

4. 2026-04-25
   status Pending

   Show marketing remark (681 chars)

   3 bedrooms, 2 bath ranch with enclosed porch. Close to lake, beach and other amenities of Towamensing Trails community. Needs TLC and updates. Roof was replaced 8 +/- years ago. Well pump 2.5 +/- years ago. House features open floor plan, cathedral ceilings, skylights, stone faced wood burning FrPl in LvRm, primary bedroom with its own bath. Water filtration system. Shed. Perfect for weekend getaway or primary living. Community allows STR. Easy access to many Pocono attractions, Interstate 80 and PA Turnpike. Community has lake, beach, heated pool, rental boats, marina, restaurant, tennis & pickleball court. Golf carts and ATVs allowed. Furnished. Bring your offer!

5. 2026-04-25
   status Pending 681-char remark

   Show marketing remark (681 chars)

   3 bedrooms, 2 bath ranch with enclosed porch. Close to lake, beach and other amenities of Towamensing Trails community. Needs TLC and updates. Roof was replaced 8 +/- years ago. Well pump 2.5 +/- years ago. House features open floor plan, cathedral ceilings, skylights, stone faced wood burning FrPl in LvRm, primary bedroom with its own bath. Water filtration system. Shed. Perfect for weekend getaway or primary living. Community allows STR. Easy access to many Pocono attractions, Interstate 80 and PA Turnpike. Community has lake, beach, heated pool, rental boats, marina, restaurant, tennis & pickleball court. Golf carts and ATVs allowed. Furnished. Bring your offer!

6. 2026-04-15
   listed $235,000 Active 681-char remark

   Show marketing remark (681 chars)

   3 bedrooms, 2 bath ranch with enclosed porch. Close to lake, beach and other amenities of Towamensing Trails community. Needs TLC and updates. Roof was replaced 8 +/- years ago. Well pump 2.5 +/- years ago. House features open floor plan, cathedral ceilings, skylights, stone faced wood burning FrPl in LvRm, primary bedroom with its own bath. Water filtration system. Shed. Perfect for weekend getaway or primary living. Community allows STR. Easy access to many Pocono attractions, Interstate 80 and PA Turnpike. Community has lake, beach, heated pool, rental boats, marina, restaurant, tennis & pickleball court. Golf carts and ATVs allowed. Furnished. Bring your offer!

7. 2026-04-15
   listed $235,000 Active

   Show marketing remark (681 chars)

   3 bedrooms, 2 bath ranch with enclosed porch. Close to lake, beach and other amenities of Towamensing Trails community. Needs TLC and updates. Roof was replaced 8 +/- years ago. Well pump 2.5 +/- years ago. House features open floor plan, cathedral ceilings, skylights, stone faced wood burning FrPl in LvRm, primary bedroom with its own bath. Water filtration system. Shed. Perfect for weekend getaway or primary living. Community allows STR. Easy access to many Pocono attractions, Interstate 80 and PA Turnpike. Community has lake, beach, heated pool, rental boats, marina, restaurant, tennis & pickleball court. Golf carts and ATVs allowed. Furnished. Bring your offer!

8. 2004-10-20
   soldstatus $128,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $3,019 · $252/mo
• Projected year-2 tax: $3,366 · $281/mo
• Expected delta: +$347/yr (+$29/mo · 11.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,953
• − Mortgage interest: −$13,164
• − Property taxes: −$3,019
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,756
• − Management: −$1,756
• − HOA: −$672
• − Depreciation: −$6,836
• Taxable loss: −$6,426
• Est. tax savings @ 24.0%: +$1,542
• After-tax cash flow: $-769/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Jim Thorpe Area SD
• NCES district ID: 4212540
• Math proficiency: 25% ▼ -12.00%
• Reading proficiency: 47% ▼ -11.00%
• Median HH income: $53,476
• Composite: 31.42/100
• National rank: #5988
• State rank: #394 of 539 in PA

Livability — Penn Forest

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Towamensing Trails, PA
• Population (ZIP): 7,879

Population outlook (Carbon County) Hauer SSP2

• Today (2025): 61,643 people
• By 2030: 59,840 · -2.9%
• By 2040: 55,413 · -10.1%
• By 2050: 50,843 · -17.5%
• By 2075: 43,326 · -29.7%
• By 2100: 37,126 · -39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 22% Two or more races 11% Black 6% Native American 1% Asian 1%
• Hispanic origin (detail): Puerto Rican 12% Cuban 2% Dominican 1%
• Common ancestry: Romanian 8% Russian 4% Iranian 2%
• Foreign-born: 12% · Canada
• Languages at home: 81% English-only · Spanish 10% Russian/Polish/Slavic 7% Other Indo-European 1%

Political lean MEDSL · Carbon

• 2024 margin: Solid R (+34.8) · D 32.2% · R 67.0%
• 2008→2024 swing: -36.7pp toward R · 2008: 1.9pp · 2024: -34.8pp
• All cycles: 2024: R+34.8 2020: R+32.0 2016: R+34.1 2012: R+6.9 2008: D+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.89%
• Current HPI: 203.8099
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

+83.6% since first listed

8 events — show timeline

• 2026-05-22 Listed $235,000 PWMLS
• 2026-05-22 Sold (MLS) $238,145 PMAR
• 2026-05-22 Sold (MLS) $238,145 PWMLS
• 2026-04-25 Pending — GLVRMLS
• 2026-04-25 Pending — PMAR
• 2026-04-15 Listed $235,000 PMAR
• 2026-04-15 Listed $235,000 GLVRMLS
• 2004-10-20 Sold (Public Records) $128,000 Public Records

Property tax history

+1.4%/yr

Latest (2026): $3,019 · +5.4% YoY. Source: county tax records.