215 Doney Run · Weatherly, PA 18255

$89,900

2 bd · 2.0 ba · 950 sqft · SingleFamily public records · 30 Days on market

Built 1881 5,271 sqft lot $95/sqft · 30% below area Est $142k · 37% under

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Why this score? — see what drove the B- 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.7/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great Opportunity To Own A 3 Bedroom Home In The Heart Of Weatherly At An Affordable Price! Tucked into the hillside and offering a surprising amount of living space across multiple levels, this property is ideal for buyers looking to build equity, investors searching for a value-add opportunity, or anyone looking for a full-time residence with character and potential. The main level features a spacious living room that flows directly into the kitchen area, creating an open feel with plenty of natural light. Upstairs find two bedrooms and a full bath, while the finished third floor provides an additional bedroom or flexible bonus space perfect for guests, office use, or storage. Full baseme

Key facts

• Wooded backdrop
• Finished third floor
• Conveniently located

Tags

• FINISHED THIRD FLOOR
• COVERED FRONT AND SIDE PORCHES
• WOODED BACKDROP
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: 2-story home; R2 zoning; Above-grade finished area reported
• Construction: Vinyl siding; Asphalt/fiberglass roof; Full dirt-floor basement
• Exterior features: Porch; Patio; Property on a cul-de-sac; Sloped lot

Interior

• Kitchen: Eat-in kitchen with island
• Bedrooms: Total rooms: 5
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil hot water heating with baseboard; Ceiling fan(s)
• Interior features: Attic; Eat-in kitchen; Kitchen island; Storage; Traditional floorplan
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,488 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: employment D+, crime F, amenities F.
• Weatherly Area SD (rural): math 22% / reading 48% proficiency, ranked #415 of 539 in PA (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 19 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 (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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

• It's been on market 30 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $90k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1881 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1881 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.17% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.62%
• DSCR: 1.43
• GRM: 7.1

CMA / ARV

• ARV (median comp): $141,712
• List price: $89,900
• Delta: -36.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Butz St	0.13mi	2/1.0	992 (+4%)	15mo	$43,000	$43	70
730 E Main St	0.75mi	3/1.0 (+1)	1,056 (+11%)	2mo	$175,000	$166	36

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

Projected returns pro-forma

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

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-5,887
• Equity at exit: $13,404

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $6,225
• Equity at exit: $7,773

Cash invested: $25,172 (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 18255

• Home prices YoY: -14.9%
• Active inventory: 19
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,053 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$121 /mo · $1,455/yr
• Insurance: −$37
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $135

Break-even live

Break-even rent $882

Max offer price $89,900

Occupancy floor 82%

Sensitivity live

Price	-10% $186	-5% $161	+0% $135	+5% $110	+10% $84
Rent	-10% $52	-5% $94	+0% $135	+5% $177	+10% $219
Rate	-1.0pp $181	-0.5pp $158	base $135	+0.5pp $112	+1.0pp $88

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-10
   days on market $89,900 Active 30 DOM
2. 2026-06-09
   days on market $89,900 Active 29 DOM
3. 2026-06-08
   days on market $89,900 Active 28 DOM
4. 2026-06-07
   days on market $89,900 Active 27 DOM
5. 2026-06-05
   days on market $89,900 Active 24 DOM
6. 2026-06-02
   days on market $89,900 Active 22 DOM
7. 2026-06-01
   days on market $89,900 Active 21 DOM
8. 2026-05-31
   days on market $89,900 Active 20 DOM
9. 2026-05-30
   days on market $89,900 Active 19 DOM
10. 2026-05-11
    listed $99,000 Active 1246-char remark
11. 2026-04-22
    listed $99,000 Active 1246-char remark
12. 2006-04-28
    soldstatus $40,000

ⓘ 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: $1,455 · $121/mo
• Projected year-2 tax: $1,455 · $121/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $12,637
• − Mortgage interest: −$5,036
• − Property taxes: −$1,455
• − Insurance: −$1,247
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$2,615
• Taxable income: $262
• Est. tax owed @ 24.0%: −$63
• After-tax cash flow: $1,561/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: Weatherly Area SD
• NCES district ID: 4225140
• Math proficiency: 22% ▼ -33.00%
• Reading proficiency: 48% ▼ -20.00%
• Median HH income: $48,177
• Composite: 30.07/100
• National rank: #6348
• State rank: #415 of 539 in PA

Livability — Weatherly

• Score: 60/100
• State rank: #1488
• US rank: #19254

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D+ Housing A+ Health & safety B User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weatherly, PA
• City population: 4,310
• Population (ZIP): 4,310

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 (95%)
• Race & ethnicity: White 95% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 14% Polish 3% Iranian 3%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 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: ▼ -32.36%
• Current HPI: 185.3029
• 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

+124.8% since first listed

6 events — show timeline

• 2026-06-11 Listing Removed — GLVRMLS
• 2026-05-20 Price Changed $89,900 PMAR
• 2026-05-20 Price Changed $89,900 GLVRMLS
• 2026-05-11 Listed $99,000 GLVRMLS
• 2026-04-22 Listed $99,000 PMAR
• 2006-04-28 Sold (Public Records) $40,000 Public Records

Property tax history

+3.2%/yr

Latest (2026): $1,455 · +3.5% YoY. Source: county tax records.