2466 State Route 4002 · Windham, PA 18629

$75,500

2 bd · 1.0 ba · 1,026 sqft · SingleFamily · 28 Days on market

Built 1950 1.02 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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This two-bedroom, one-bathroom home presents a compelling investment opportunity for those seeking to build equity through renovation. The property offers solid structural foundation and represents excellent value in today's market. The home requires updates throughout, making it ideal for investors or buyers looking to customize a property to their specifications. With thoughtful improvements, this residence has the potential to become a standout property in the neighborhood. The renovation possibilities are extensive, allowing new owners to add their personal touch while increasing the home's value. The location provides convenient access to local amenities and transportation routes. This

Key facts

• Spacious lot
• Classic layout
• 1.02 acre lot

Tags

• SOLID STRUCTURAL FOUNDATION
• RENOVATION POSSIBILITIES
• SPACIOUS LOT
• CLASSIC LAYOUT

Property features AI

Finance

• Other: Lot approximately 1.02 acres (dimensions listed)

Exterior

• Parking: Off-site parking
• Utilities: Well needed for water; Septic tank for sewer; Electric service available with 100 amp service; Road frontage on a state road with asphalt surface
• Home design: Single family residence; Residential property; Two levels; Built around 1950 (estimated); Entry on an above-grade finished level
• Construction: Other construction materials; Permanent foundation
• Exterior features: No notable exterior features listed; Metal roof; Irregular lot

Interior

• Kitchen: Kitchen (dimensions listed)
• Bedrooms: 2 bedrooms (two similar 18 x 11 bedrooms listed)
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; No cooling
• Interior features: Other interior features; Has basement (permanent foundation)
• Laundry & utility: No appliances included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $76k.

Deal economics

• At list price, monthly cash flow is $411 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Recommended offer: $74k (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.
• Tunkhannock Area SD (town): math 29% / reading 43% proficiency, ranked #397 of 539 in PA (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 33 units permitted in Wyoming County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($522 loan paydown + $2k appreciation (2.6% local appreciation)).
• Wyoming County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $65k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,367 (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: 1.47% ✓
• Cap rate: 12.82%
• Cash-on-cash: 23.31%
• DSCR: 2.04
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.8%
• Equity multiple: 2.60×
• Total profit: $33,805
• Equity at exit: $32,430

10-year hold

• IRR: 29.6%
• Equity multiple: 5.04×
• Total profit: $85,472
• Equity at exit: $48,828

Cash invested: $21,140 (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 18629

• Home prices YoY: 1.8%
• Active inventory: 8
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,106 medium
• Mortgage (P&I): −$396
• Tax from tax record: −$36 /mo · $429/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $411

Break-even live

Break-even rent $586

Max offer price $75,500

Occupancy floor 58%

Sensitivity live

Price	-10% $453	-5% $432	+0% $411	+5% $389	+10% $368
Rent	-10% $323	-5% $367	+0% $411	+5% $454	+10% $498
Rate	-1.0pp $449	-0.5pp $430	base $411	+0.5pp $391	+1.0pp $371

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: $18,875
• Closing costs: $2,265
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $75,500 Active 28 DOM
2. 2026-06-17
   days on market $75,500 Active 27 DOM
3. 2026-06-16
   days on market $75,500 Active 26 DOM
4. 2026-06-15
   days on market $75,500 Active 25 DOM
5. 2026-06-14
   days on market $75,500 Active 23 DOM
6. 2026-06-13
   days on market $75,500 Active 22 DOM
7. 2026-06-10
   days on market $75,500 Active 20 DOM
8. 2026-06-09
   days on market $75,500 Active 19 DOM
9. 2026-06-08
   days on market $75,500 Active 18 DOM
10. 2026-06-07
    days on market $75,500 Active 17 DOM
11. 2026-06-02
    days on market $75,500 Active 12 DOM
12. 2026-06-01
    days on market $75,500 Active 11 DOM
13. 2026-05-31
    days on market $75,500 Active 10 DOM
14. 2026-05-30
    days on market $75,500 Active 9 DOM
15. 2026-05-21
    listed $75,500 Active
16. 2022-04-01
    soldstatus $65,000
17. 2020-11-09
    listed $91,900
18. 2003-10-06
    soldstatus $61,000

ⓘ 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: $429 · $36/mo
• Projected year-2 tax: $811 · $68/mo
• Expected delta: +$382/yr (+$32/mo · 89.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,273
• − Mortgage interest: −$4,229
• − Property taxes: −$429
• − Insurance: −$378
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − Depreciation: −$2,196
• Taxable income: $3,918
• Est. tax owed @ 24.0%: −$940
• After-tax cash flow: $3,988/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: Tunkhannock Area SD
• NCES district ID: 4223850
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 43% ▼ -18.00%
• Median HH income: $51,545
• Composite: 31.27/100
• National rank: #6022
• State rank: #397 of 539 in PA

Livability — Windham

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

Census & demographics

• Population (ZIP): 1,772

Population outlook (Wyoming County) Hauer SSP2

• Today (2025): 26,334 people
• By 2030: 25,225 · -4.2%
• By 2040: 22,707 · -13.8%
• By 2050: 20,250 · -23.1%
• By 2075: 15,192 · -42.3%
• By 2100: 10,961 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Iranian 2% Slovak 2%
• Foreign-born: 0%

Political lean MEDSL · Wyoming

• 2024 margin: Solid R (+36.8) · D 31.1% · R 67.9% · Other 1.0%
• 2008→2024 swing: -29.2pp toward R · 2008: -7.6pp · 2024: -36.8pp
• All cycles: 2024: R+36.8 2020: R+35.2 2016: R+38.7 2012: R+12.3 2008: R+7.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.64%
• Current HPI: 152.8372
• 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

+23.8% since first listed

4 events — show timeline

• 2026-05-21 Listed $75,500 GSBR as distributed by MLS GRID
• 2022-04-01 Sold (Public Records) $65,000 Public Records
• 2020-11-09 Listed $91,900 GSBR as distributed by MLS GRID
• 2003-10-06 Sold (Public Records) $61,000 Public Records

Property tax history

-5.2%/yr

Latest (2026): $429 · -66.2% YoY. Source: county tax records.