182 Bee Hollow Rd · Barryville, NY 18458

$159,000

3 bd · 2.0 ba · 1,610 sqft · SingleFamily public records · 18 Days on market

Built 1950 1.37 ac lot

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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 +24.3/30.0
• Appreciation +10.0/10.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +4.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Private Shohola Pennsylvania Retreat has just been listed!. Escape the hustle and bustle of city life and build equity with this private 3 - 4 bedroom, 2 bathroom Cape Cod. Nestled on 1.37 acres of private land in Shohola PA. This 1,610 sq ft property offers the perfect footprint for a custom renovation or profitable flip. The classic layout features a spacious living room with wood floors, formal dining room, eat-in kitchen, full basement, and two enclosed porches. Enjoy total freedom with low taxes and no HOA fees. Priced to sell so bring your imagination and transform this hidden gem into your country retreat! Within minutes to the Barryville, NY Farmers Market, the charming Milford PA for conveniences, coffee shops and bistros, the Delaware River for recreation and Lackawaxen Big Bear snow skiing.

Key facts

• Private land
• Full basement
• Custom renovation

Tags

• PRIVATE LAND
• CUSTOM RENOVATION
• FULL BASEMENT
• TWO ENCLOSED PORCHES
• LOW TAXES
• NO HOA FEES

Property features AI

Exterior

• Parking: Driveway with space for 4 vehicles
• Utilities: PSEG electric; Septic tank; Cable available; Phone available; Electricity connected
• Home design: Single-family residence; Two stories; Fixer/needs updates
• Construction: Frame construction; Attic access via scuttle
• Exterior features: Cleared lot; Not waterfront

Interior

• Kitchen: Electric range
• Bedrooms: Two levels with rooms on first floor (first-floor bedroom)
• Flooring: Combination flooring; Wood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Oil heating; Wall/window air conditioning units; Full unfinished walk-out basement
• Interior features: First-floor bedroom; Eat-in kitchen; Covered porch
• Laundry & utility: Laundry inside

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 $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $157k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 2.3% in Barryville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Delaware Valley SD (rural): math 41% / reading 66% proficiency, ranked #121 of 539 in PA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Pike County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $76k; list at $159k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,615 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.20% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.65%
• DSCR: 1.39
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.6%
• Equity multiple: 3.41×
• Total profit: $107,123
• Equity at exit: $143,240

10-year hold

• IRR: 26.5%
• Equity multiple: 7.73×
• Total profit: $299,537
• Equity at exit: $308,902

Cash invested: $44,520 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 18458

• Home prices YoY: 13.2%
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,902 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$281 /mo · $3,375/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $321

Break-even live

Break-even rent $1,495

Max offer price $159,000

Occupancy floor 78%

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 10 events

1. 2026-06-07
   statusdays on market $159,000 Pending 18 DOM
2. 2026-06-04
   days on market $159,000 Active 17 DOM
3. 2026-06-03
   days on market $159,000 Active 16 DOM
4. 2026-06-02
   days on market $159,000 Active 15 DOM
5. 2026-06-02
   price $159,000 Active 14 DOM
6. 2026-06-01
   days on market $169,000 Active 14 DOM
7. 2026-05-31
   days on market $169,000 Active 13 DOM
8. 2026-05-18
   listed $169,000 Active 813-char remark

   Show marketing remark (813 chars)

   Private Shohola Pennsylvania Retreat has just been listed!. Escape the hustle and bustle of city life and build equity with this private 3 - 4 bedroom, 2 bathroom Cape Cod. Nestled on 1.37 acres of private land in Shohola PA. This 1,610 sq ft property offers the perfect footprint for a custom renovation or profitable flip. The classic layout features a spacious living room with wood floors, formal dining room, eat-in kitchen, full basement, and two enclosed porches. Enjoy total freedom with low taxes and no HOA fees. Priced to sell so bring your imagination and transform this hidden gem into your country retreat! Within minutes to the Barryville, NY Farmers Market, the charming Milford PA for conveniences, coffee shops and bistros, the Delaware River for recreation and Lackawaxen Big Bear snow skiing.

9. 2026-05-18
   listed $169,000 Active

   Show marketing remark (813 chars)

   Private Shohola Pennsylvania Retreat has just been listed!. Escape the hustle and bustle of city life and build equity with this private 3 - 4 bedroom, 2 bathroom Cape Cod. Nestled on 1.37 acres of private land in Shohola PA. This 1,610 sq ft property offers the perfect footprint for a custom renovation or profitable flip. The classic layout features a spacious living room with wood floors, formal dining room, eat-in kitchen, full basement, and two enclosed porches. Enjoy total freedom with low taxes and no HOA fees. Priced to sell so bring your imagination and transform this hidden gem into your country retreat! Within minutes to the Barryville, NY Farmers Market, the charming Milford PA for conveniences, coffee shops and bistros, the Delaware River for recreation and Lackawaxen Big Bear snow skiing.

10. 1987-06-22
    soldstatus $75,500

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

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $3,375 · $281/mo
• Projected year-2 tax: $3,375 · $281/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,821
• − Mortgage interest: −$8,906
• − Property taxes: −$3,375
• − Insurance: −$795
• − Repairs & maintenance: −$1,826
• − Management: −$1,826
• − Depreciation: −$4,625
• Taxable income: $1,467
• Est. tax owed @ 24.0%: −$352
• After-tax cash flow: $3,500/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: Delaware Valley SD
• NCES district ID: 4207530
• Math proficiency: 41% ▼ -12.00%
• Reading proficiency: 66% ▼ -9.00%
• Median HH income: $64,202
• Composite: 46.95/100
• National rank: #2359
• State rank: #121 of 539 in PA

Livability — Barryville

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

Census & demographics

• Population (ZIP): 3,576

Population outlook (Pike County) Hauer SSP2

• Today (2025): 53,548 people
• By 2030: 51,622 · -3.6%
• By 2040: 46,490 · -13.2%
• By 2050: 40,372 · -24.6%
• By 2075: 31,951 · -40.3%
• By 2100: 26,821 · -49.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 7% Lithuanian 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · German/W. Germanic 2% Spanish 2% Other Indo-European 1%

Political lean MEDSL · Pike

• 2024 margin: Strong R (+24.1) · D 37.6% · R 61.6%
• 2008→2024 swing: -19.8pp toward R · 2008: -4.2pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+19.0 2016: R+26.0 2012: R+11.0 2008: R+4.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 31.80%
• Current HPI: 272.6294
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+123.8% since first listed

3 events — show timeline

• 2026-05-18 Listed $169,000 PWMLS
• 2026-05-18 Listed $169,000 OneKey® MLS as Distributed by MLS Grid
• 1987-06-22 Sold (Public Records) $75,500 Public Records

Property tax history

+1.8%/yr

Latest (2026): $3,375 · +1.5% YoY. Source: county tax records.