49 Como Rd · Preston, PA 18439

$159,000

3 bd · 2.0 ba · 1,568 sqft · SingleFamily public records · 41 Days on market

Built 1988 2.29 ac lot $101/sqft · 24% below area Est $208k · 24% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.1/30.0
• Appreciation +6.7/10.0
• Schools +4.7/10.0
• 1% rule +2.9/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

WELL-MAINTAINED RANCH. 3 BEDROOM, 2 BATH DOUBLEWIDE RANCH ON 2.2 ACRES IN LAKEWOOD. BIG 2 CAR DETACHED GARAGE WITH OVERHEAD STORAGE. BIG BACK YARD WITH GARDEN AREA. , SqFt Fin - Main: 1560.00, SqFt Fin - 3rd: 0.00, SqFt Fin - 2nd: 0.00

Key facts

• Walk-in closet
• Mudroom laundry
• Bonus den

Tags

• PRIVATE PRIMARY SUITE
• WALK-IN CLOSET
• OPEN LIVING DINING KITCHEN
• BONUS DEN
• MUDROOM LAUNDRY
• ROOM FOR GARDENING

Property features AI

Exterior

• Parking: 2-car garage; Driveway; Garage faces front
• Utilities: Private well water; Septic tank
• Home design: Manufactured house; Single-family residence; One level; Pillar/post/pier foundation; Has a view
• Construction: Composition / fiberglass roof
• Exterior features: Private yard; Porch

Interior

• Kitchen: Dishwasher; Electric oven; Refrigerator; Exhaust fan
• Bedrooms: Total of 7 rooms (includes bedrooms and other living spaces)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Propane fuel source; Exhaust fan; Ceiling fan(s) for cooling
• Interior features: Open floorplan; Walk-in closet(s)
• Laundry & utility: Washer/Dryer; Laundry room located in hall, inside the home; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (21.2% below list).
• Recommended offer: $125k (21.2% 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.
• Wayne Highlands SD (town): math 48% / reading 64% proficiency, ranked #115 of 539 in PA (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 10 active listings in the ZIP; 177 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $5k appreciation (3.4% local appreciation)).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $102k; list at $159k implies a 57% gain — meaningful room to come down on a strong offer.

Recommended offer $125,258 (21.2% 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. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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: 0.79% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.52%
• DSCR: 0.89
• GRM: 10.6

CMA / ARV

• ARV (median comp): $208,380
• List price: $159,000
• Delta: -23.70%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
69 Como Rd	0.11mi	3/2.0	1,434 (-8%)	8mo	$225,000	$157	75

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

Projected returns pro-forma

3.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.5%
• Equity multiple: 1.38×
• Total profit: $16,945
• Equity at exit: $75,462

10-year hold

• IRR: 9.1%
• Equity multiple: 2.44×
• Total profit: $64,158
• Equity at exit: $119,481

Cash invested: $44,520 (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 18439

• Home prices YoY: 1.8%
• Active inventory: 10
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,253 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$183 /mo · $2,195/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $-93

Break-even live

Break-even rent $1,371

Max offer price $142,499

Occupancy floor —

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $159,000 Active 41 DOM
2. 2026-06-17
   days on market $159,000 Active 40 DOM
3. 2026-06-16
   days on market $159,000 Active 39 DOM
4. 2026-06-15
   days on market $159,000 Active 38 DOM
5. 2026-06-13
   days on market $159,000 Active 36 DOM
6. 2026-06-12
   days on market $159,000 Active 35 DOM
7. 2026-06-09
   days on market $159,000 Active 32 DOM
8. 2026-06-08
   days on market $159,000 Active 31 DOM
9. 2026-06-08
   days on market $159,000 Active 30 DOM
10. 2026-06-07
    days on market $159,000 Active 29 DOM
11. 2026-06-04
    days on market $159,000 Active 26 DOM
12. 2026-06-02
    days on market $159,000 Active 25 DOM
13. 2026-06-01
    days on market $159,000 Active 24 DOM
14. 2026-05-31
    days on market $159,000 Active 23 DOM
15. 2026-05-18
    status Pending 599-char remark
16. 2026-04-28
    listed $159,000 Active 599-char remark
17. 2005-12-05
    soldstatus $101,500
18. 2005-12-02
    soldstatus $101,500 235-char remark

    Show marketing remark (235 chars)

    WELL-MAINTAINED RANCH. 3 BEDROOM, 2 BATH DOUBLEWIDE RANCH ON 2.2 ACRES IN LAKEWOOD. BIG 2 CAR DETACHED GARAGE WITH OVERHEAD STORAGE. BIG BACK YARD WITH GARDEN AREA. , SqFt Fin - Main: 1560.00, SqFt Fin - 3rd: 0.00, SqFt Fin - 2nd: 0.00

19. 1999-11-12
    soldstatus $75,000

ⓘ 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: $2,195 · $183/mo
• Projected year-2 tax: $2,353 · $196/mo
• Expected delta: +$159/yr (+$13/mo · 7.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,031
• − Mortgage interest: −$8,906
• − Property taxes: −$2,195
• − Insurance: −$795
• − Repairs & maintenance: −$1,202
• − Management: −$1,202
• − Depreciation: −$4,625
• Taxable loss: −$3,896
• Est. tax savings @ 24.0%: +$935
• After-tax cash flow: $-186/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: Wayne Highlands SD
• NCES district ID: 4224970
• Math proficiency: 48% ▼ -12.00%
• Reading proficiency: 64% ▼ -10.00%
• Median HH income: $46,476
• Composite: 47.36/100
• National rank: #2292
• State rank: #115 of 539 in PA

Livability — Preston

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

Census & demographics

• Population (ZIP): 418

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 47,924 people
• By 2030: 46,191 · -3.6%
• By 2040: 42,815 · -10.7%
• By 2050: 39,873 · -16.8%
• By 2075: 34,556 · -27.9%
• By 2100: 28,358 · -40.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Romanian 10% Iranian 4% Slovak 3%
• Foreign-born: 2%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+37.1) · D 31.1% · R 68.2%
• 2008→2024 swing: -24.8pp toward R · 2008: -12.3pp · 2024: -37.1pp
• All cycles: 2024: R+37.1 2020: R+33.6 2016: R+39.7 2012: R+20.9 2008: R+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.44%
• Current HPI: 195.7601
• 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

+112.0% since first listed

6 events — show timeline

• 2026-05-27 Relisted — PWMLS
• 2026-05-18 Pending — PWMLS
• 2026-04-28 Listed $159,000 PWMLS
• 2005-12-05 Sold (Public Records) $101,500 Public Records
• 2005-12-02 Sold (MLS) $101,500 GSBR as distributed by MLS GRID
• 1999-11-12 Sold (Public Records) $75,000 Public Records

Property tax history

+1.7%/yr

Latest (2026): $2,195 · +2.6% YoY. Source: county tax records.