1214 Dyberry Pl · Honesdale, PA 18431

$140,000

5 bd · 2.0 ba · 1,846 sqft · MultiFamily public records · 80 Days on market

Built 1875 7,841 sqft lot

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Why this score? — see what drove the A- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Located in the heart of Honesdale, this former two-family home is now a blank slate with serious potential. After a fire, the property has been fully gutted down to the studs--saving you the demo work and setting the stage for a full rebuild tailored to your vision. Whether you're an investor looking to restore it as an income-producing duplex or prefer to start fresh and build new, the possibilities here are wide open. The lot offers more than just the structure--enjoy a spacious backyard ready for landscaping or outdoor living, plus a side yard with a small garage for added utility. Public water and sewer are already in place, making your project that much more streamlined. Set on a quiet street just a short walk to local shops, restaurants, and the hospital, this location is hard to beat and will always be in demand. Property is being sold As-Is.

Key facts

• 7,841 sq ft lot
• Garage
• Built 1875

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $140k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive. Per door: $886/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.5% vs local median 5.1% in Honesdale — 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 64/100 on livability (#1,220 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime A-; Watch: amenities F, commute F, employment F.
• 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: 66 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 $15k of equity ($968 loan paydown + $14k appreciation (10.0% local appreciation)).
• Wayne County population projected at -17% 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 $39k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y ago 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 $92k; list at $140k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1875 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1875 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.57% ✓
• Cap rate: 21.47%
• Cash-on-cash: 54.22%
• DSCR: 3.41
• GRM: 3.2

CMA / ARV

• ARV (median comp): $293,820
• List price: $140,000
• Delta: -52.35%
• 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
1414 Westside Ave	0.30mi	5/2.0	1,776 (-4%)	18mo	$195,000	$110	65
1515 N Main St	0.24mi	6/4.0 (+1)	2,011 (+9%)	12mo	$332,500	$165	51

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

Projected returns pro-forma

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

5-year hold

• IRR: 67.2%
• Equity multiple: 5.83×
• Total profit: $189,175
• Equity at exit: $126,123

10-year hold

• IRR: 60.9%
• Equity multiple: 12.95×
• Total profit: $468,614
• Equity at exit: $271,989

Cash invested: $39,200 (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 18431

• Home prices YoY: 10.6%
• Active inventory: 66
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $3,600 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$280 /mo · $3,364/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$756
• Net cashflow: $1,771

Break-even live

Break-even rent $1,358

Max offer price $140,000

Occupancy floor 46%

Sensitivity live

Price	-10% $1,850	-5% $1,811	+0% $1,771	+5% $1,732	+10% $1,692
Rent	-10% $1,487	-5% $1,629	+0% $1,771	+5% $1,913	+10% $2,056
Rate	-1.0pp $1,842	-0.5pp $1,807	base $1,771	+0.5pp $1,735	+1.0pp $1,698

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,600
Total (2 units)			$3,600

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-21
   days on market $140,000 Active 80 DOM
2. 2026-06-18
   days on market $140,000 Active 78 DOM
3. 2026-06-17
   days on market $140,000 Active 77 DOM
4. 2026-06-16
   days on market $140,000 Active 76 DOM
5. 2026-06-15
   days on market $140,000 Active 75 DOM
6. 2026-06-13
   days on market $140,000 Active 73 DOM
7. 2026-06-12
   days on market $140,000 Active 72 DOM
8. 2026-06-09
   days on market $140,000 Active 69 DOM
9. 2026-06-08
   days on market $140,000 Active 68 DOM
10. 2026-06-08
    days on market $140,000 Active 67 DOM
11. 2026-06-07
    days on market $140,000 Active 66 DOM
12. 2026-06-04
    days on market $140,000 Active 63 DOM
13. 2026-06-02
    days on market $140,000 Active 62 DOM
14. 2026-06-01
    days on market $140,000 Active 61 DOM
15. 2026-05-31
    days on market $140,000 Active 60 DOM
16. 2026-03-31
    listed $140,000 Active 861-char remark

    Show marketing remark (861 chars)

    Located in the heart of Honesdale, this former two-family home is now a blank slate with serious potential. After a fire, the property has been fully gutted down to the studs--saving you the demo work and setting the stage for a full rebuild tailored to your vision. Whether you're an investor looking to restore it as an income-producing duplex or prefer to start fresh and build new, the possibilities here are wide open. The lot offers more than just the structure--enjoy a spacious backyard ready for landscaping or outdoor living, plus a side yard with a small garage for added utility. Public water and sewer are already in place, making your project that much more streamlined. Set on a quiet street just a short walk to local shops, restaurants, and the hospital, this location is hard to beat and will always be in demand. Property is being sold As-Is.

17. 2024-09-26
    soldstatus $91,500 Closed 492-char remark

    Show marketing remark (492 chars)

    It was a lovely two-family house right in the heart of downtown Honesdale. And then, there was a fire! Whether you work to rebuild or tear it down and start over, this is still a great find. The backyard is a blank canvas waiting for your creative gardening skills. And the side yard with a small garage is a bonus. Public water and sewer, the quaint street, the ease of walking to local shops and dining, and the proximity to the hospital make it a prime location. Property being sold As-Is.

18. 2024-08-21
    status Pending

    Show marketing remark (492 chars)

    It was a lovely two-family house right in the heart of downtown Honesdale. And then, there was a fire! Whether you work to rebuild or tear it down and start over, this is still a great find. The backyard is a blank canvas waiting for your creative gardening skills. And the side yard with a small garage is a bonus. Public water and sewer, the quaint street, the ease of walking to local shops and dining, and the proximity to the hospital make it a prime location. Property being sold As-Is.

19. 2024-08-21
    status Pending 492-char remark

    Show marketing remark (492 chars)

    It was a lovely two-family house right in the heart of downtown Honesdale. And then, there was a fire! Whether you work to rebuild or tear it down and start over, this is still a great find. The backyard is a blank canvas waiting for your creative gardening skills. And the side yard with a small garage is a bonus. Public water and sewer, the quaint street, the ease of walking to local shops and dining, and the proximity to the hospital make it a prime location. Property being sold As-Is.

20. 2024-06-24
    listed $140,000 Active 492-char remark

    Show marketing remark (492 chars)

    It was a lovely two-family house right in the heart of downtown Honesdale. And then, there was a fire! Whether you work to rebuild or tear it down and start over, this is still a great find. The backyard is a blank canvas waiting for your creative gardening skills. And the side yard with a small garage is a bonus. Public water and sewer, the quaint street, the ease of walking to local shops and dining, and the proximity to the hospital make it a prime location. Property being sold As-Is.

21. 2024-06-24
    listed $140,000 Active

    Show marketing remark (492 chars)

    It was a lovely two-family house right in the heart of downtown Honesdale. And then, there was a fire! Whether you work to rebuild or tear it down and start over, this is still a great find. The backyard is a blank canvas waiting for your creative gardening skills. And the side yard with a small garage is a bonus. Public water and sewer, the quaint street, the ease of walking to local shops and dining, and the proximity to the hospital make it a prime location. Property being sold As-Is.

22. 2024-06-24
    listed $140,000 Active

    Show marketing remark (492 chars)

    It was a lovely two-family house right in the heart of downtown Honesdale. And then, there was a fire! Whether you work to rebuild or tear it down and start over, this is still a great find. The backyard is a blank canvas waiting for your creative gardening skills. And the side yard with a small garage is a bonus. Public water and sewer, the quaint street, the ease of walking to local shops and dining, and the proximity to the hospital make it a prime location. Property being sold As-Is.

23. 2019-11-22
    soldstatus
24. 2019-11-22
    soldstatus $87,500
25. 2019-11-22
    soldstatus $87,500
26. 2019-11-22
    soldstatus $80,000
27. 2019-04-26
    listed $99,000
28. 2019-04-26
    listed $99,000
29. 2009-05-04
    soldstatus $139,000
30. 2005-12-28
    soldstatus $135,000
31. 2004-09-13
    soldstatus $106,500
32. 2004-09-13
    soldstatus $106,500
33. 2003-10-27
    soldstatus $70,000

ⓘ 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: $3,364 · $280/mo
• Projected year-2 tax: $3,364 · $280/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

• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $43,200
• − Mortgage interest: −$7,842
• − Property taxes: −$3,364
• − Insurance: −$700
• − Repairs & maintenance: −$3,456
• − Management: −$3,456
• − Depreciation: −$4,073
• Taxable income: $20,310
• Est. tax owed @ 24.0%: −$4,874
• After-tax cash flow: $16,380/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 — Honesdale

• Score: 64/100
• State rank: #1220
• US rank: #14488

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Honesdale, PA
• Population (ZIP): 12,576

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 7% Lithuanian 2% Subsaharan African 2%
• Foreign-born: 3%
• Languages at home: 97% 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: ▲ 30.12%
• Current HPI: 313.5221
• 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

+100.0% since first listed

18 events — show timeline

• 2026-03-31 Listed $140,000 PWMLS
• 2024-09-26 Sold (MLS) $91,500 PWMLS
• 2024-08-21 Pending — PWMLS
• 2024-08-21 Pending — PWMLS
• 2024-06-24 Listed $140,000 PWMLS
• 2024-06-24 Listed $140,000 PWMLS
• 2024-06-24 Listed $140,000 PWMLS
• 2019-11-22 Sold (Public Records) $80,000 Public Records
• 2019-11-22 Sold (Public Records) $87,500 Public Records
• 2019-11-22 Sold (MLS) $87,500 PWMLS
• 2019-11-22 Sold (MLS) — PWMLS
• 2019-04-26 Listed $99,000 PWMLS
• 2019-04-26 Listed $99,000 PWMLS
• 2009-05-04 Sold (Public Records) $139,000 Public Records
• 2005-12-28 Sold (Public Records) $135,000 Public Records
• 2004-09-13 Sold (Public Records) $106,500 Public Records
• 2004-09-13 Sold (MLS) $106,500 GSBR as distributed by MLS GRID
• 2003-10-27 Sold (Public Records) $70,000 Public Records

Property tax history

+2.0%/yr

Latest (2026): $3,364 · +1.9% YoY. Source: county tax records.