35 Sterling Shore Rd · Salem, PA 18436

$125,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 22 Days on market

Built 1972 0.46 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 +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 +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Beautiful, flat, wooded lot, 2 parcels, just under 1 acre with a cozy little A Frame cabin in need of some TLC. Less than 5 minutes to be on Lake Wallenpaupack, the boat launch at Ledgedale is just up the road. This would be the perfect location for a short term rental property, plenty of room to expand the home. Lots of parking space for boats etc. This property is not located in an HOA. This property does have a well, septic and electric service.

Key facts

• Flat wooded lot
• 2 parcels
• Boat launch

Tags

• FLAT WOODED LOT
• 2 PARCELS
• LAKE WALLENPAUPACK
• BOAT LAUNCH
• EXISTING A FRAME HOME
• FLAT PARKING SPACE

Property features AI

Finance

• Financial info: Annual tax reported

Exterior

• Utilities: Private well water; Electricity connected
• Home design: Cabin-style residential house
• Construction: Built as a house (cabin); Lot size about 0.46 acres
• Exterior features: Located on the Wallenpaupack River; Additional parcel included (22-0-0331-0027)

Interior

• Interior features: 3 total rooms; Has view

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $831 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Western Wayne SD (rural): math 39% / reading 63% proficiency, ranked #165 of 539 in PA (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 337 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 $13k of equity ($864 loan paydown + $12k 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 $35k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $76k; list at $125k implies a 65% gain — meaningful room to come down on a strong offer.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — 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: 1.70% ✓
• Cap rate: 14.28%
• Cash-on-cash: 28.51%
• DSCR: 2.27
• GRM: 4.9

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: 45.9%
• Equity multiple: 4.46×
• Total profit: $121,059
• Equity at exit: $112,610

10-year hold

• IRR: 39.8%
• Equity multiple: 10.00×
• Total profit: $314,899
• Equity at exit: $242,848

Cash invested: $35,000 (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 18436

• Home prices YoY: 16.9%
• Active inventory: 337
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,128 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$142 /mo · $1,702/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $831

Break-even live

Break-even rent $1,075

Max offer price $125,000

Occupancy floor 56%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $125,000 Active 22 DOM
2. 2026-06-17
   days on market $125,000 Active 21 DOM
3. 2026-06-16
   days on market $125,000 Active 20 DOM
4. 2026-06-15
   days on market $125,000 Active 19 DOM
5. 2026-06-14
   days on market $125,000 Active 17 DOM
6. 2026-06-13
   days on market $125,000 Active 16 DOM
7. 2026-06-10
   days on market $125,000 Active 14 DOM
8. 2026-06-09
   days on market $125,000 Active 13 DOM
9. 2026-06-08
   days on market $125,000 Active 12 DOM
10. 2026-06-07
    days on market $125,000 Active 11 DOM
11. 2026-06-03
    days on market $125,000 Active 7 DOM
12. 2026-06-02
    days on market $125,000 Active 6 DOM
13. 2026-06-01
    days on market $125,000 Active 5 DOM
14. 2026-05-31
    remarks 452-char remark
15. 2026-05-31
    days on market $125,000 Active 4 DOM
16. 2026-05-30
    days on market $125,000 Active 3 DOM
17. 2026-05-28
    listed $125,000 Active
18. 2022-11-30
    soldstatus $75,660
19. 1991-01-30
    soldstatus $37,219

ⓘ 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: $1,702 · $142/mo
• Projected year-2 tax: $1,838 · $153/mo
• Expected delta: +$137/yr (+$11/mo · 8.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 16 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,532
• − Mortgage interest: −$7,002
• − Property taxes: −$1,702
• − Insurance: −$625
• − Repairs & maintenance: −$2,043
• − Management: −$2,043
• − Depreciation: −$3,636
• Taxable income: $8,482
• Est. tax owed @ 24.0%: −$2,036
• After-tax cash flow: $7,942/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: Western Wayne SD
• NCES district ID: 4226070
• Math proficiency: 39% ▼ -12.00%
• Reading proficiency: 63% ▼ -6.00%
• Median HH income: $51,358
• Composite: 43.65/100
• National rank: #2964
• State rank: #165 of 539 in PA

Livability — Salem

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

Census & demographics

• Population (ZIP): 13,225

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 9% Scotch-Irish 2% Iranian 2%
• Foreign-born: 4%
• Languages at home: 95% English-only · French/Haitian/Cajun 2% Russian/Polish/Slavic 1% 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: ▲ 47.95%
• Current HPI: 331.9645
• 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

+235.8% since first listed

3 events — show timeline

• 2026-05-28 Listed $125,000 PWMLS
• 2022-11-30 Sold (Public Records) $75,660 Public Records
• 1991-01-30 Sold (Public Records) $37,219 Public Records

Property tax history

+2.5%/yr

Latest (2026): $1,702 · -0.4% YoY. Source: county tax records.