43 Ruffed Grouse Path · Salem, PA 18436

$344,900

3 bd · 2.0 ba · 1,493 sqft · SingleFamily public records · 163 Days on market

Built 2019 0.39 ac lot $231/sqft · 68% above area Est $365k · 5% under $92/mo HOA · 4% of rent

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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).

• Appreciation +10.0/10.0
• ARV discount +9.9/15.0
• Cash flow +6.9/30.0
• Schools +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +1.1/10.0

Listing remarks MLS

Welcome to this large ranch-style home located in the sought-after Indian Rocks community offering scenic access to Lake Wallenpaupack. This well-designed home features three comfortable bedrooms and two full bathrooms, providing plenty of space for everyday living. The main level offers generous living areas, while the finished basement adds valuable extra space, including a recreation room ideal for entertaining, relaxing, or hobbies. In addition there is a home office, and two addional rooms along with large laundry/utility area. A one-car garage provides convenient parking and storage. Situated on a private lot, this home offers a peaceful setting with room to enjoy the outdoors while still being close to community amenities and nature. A wonderful opportunity to own a spacious home in a beautiful lake community.

Key facts

• Private lot
• Recreation room
• Community amenities

Tags

• RANCH STYLE HOME
• FINISHED BASEMENT
• RECREATION ROOM
• HOME OFFICE
• PRIVATE LOT
• COMMUNITY AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $-525 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (26.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (33.3% below list).
• Recommended offer: $230k (33.3% 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.
• 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.
• Zoned schools: Evergreen El Sch (math 42% / reading 68%, grade C, #498 of 1,518 statewide, top 33%, 506 students, 64% FRL); Western Wayne Ms (math 21% / reading 61%, grade F, #243 of 512 statewide, top 48%, 411 students, 57% FRL); Western Wayne Hs (math 77% / reading 24%, grade D+, #125 of 437 statewide, top 30%, 545 students, 49% FRL) — zoned schools average 56% FRL vs 41% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 341 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 177 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $37k of equity ($2k loan paydown + $34k 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.
• By year 2, paydown + projected appreciation supports a ~$59k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($304k) is reasonable based on typical stale-listing flexibility.
• 4 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 $237k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $230,000 (33.3% 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 163 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.67% ✗
• Cap rate: 4.47%
• Cash-on-cash: -6.52%
• DSCR: 0.71
• GRM: 12.5

CMA / ARV

• ARV (median comp): $364,599
• List price: $344,900
• Delta: -5.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
96 Wild Turkey Circle Cir	0.34mi	3/2.0	1,550 (+4%)	17mo	$364,000	$235	64
50 Bear Rock Rd	0.50mi	3/1.0	1,640 (+10%)	5mo	$190,000	$116	52
40 Honey Bear Rd	0.37mi	3/2.0	1,296 (-13%)	11mo	$269,900	$208	52
29 Black Bear Rd	0.69mi	3/1.5	1,354 (-9%)	12mo	$255,000	$188	40

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: 19.7%
• Equity multiple: 2.60×
• Total profit: $154,424
• Equity at exit: $310,713

10-year hold

• IRR: 18.1%
• Equity multiple: 5.98×
• Total profit: $481,058
• Equity at exit: $670,065

Cash invested: $96,572 (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: 341
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$1,809
• Tax from tax record: −$297 /mo · $3,569/yr
• Insurance: −$144
• HOA: −$92
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-525

Break-even live

Break-even rent $2,964

Max offer price $252,186

Occupancy floor —

Sensitivity live

Price	-10% $-330	-5% $-427	+0% $-525	+5% $-622	+10% $-720
Rent	-10% $-707	-5% $-616	+0% $-525	+5% $-434	+10% $-343
Rate	-1.0pp $-351	-0.5pp $-437	base $-525	+0.5pp $-614	+1.0pp $-705

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: $86,225
• Closing costs: $10,347
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Dogwood Ln Lake Ariel, PA	3.0	2.0	1832	$2,300	$1.26	15d	1	0.57mi

HOA detail

• Monthly dues: $92 · $1,104/yr

Listing history 26 events

1. 2026-06-21
   days on market $344,900 Active 163 DOM
2. 2026-06-18
   days on market $344,900 Active 160 DOM
3. 2026-06-17
   pricedays on market $344,900 Active 159 DOM
4. 2026-06-16
   days on market $349,000 Active 158 DOM
5. 2026-06-15
   days on market $349,000 Active 157 DOM
6. 2026-06-14
   days on market $349,000 Active 155 DOM
7. 2026-06-13
   days on market $349,000 Active 154 DOM
8. 2026-06-10
   days on market $349,000 Active 152 DOM
9. 2026-06-09
   days on market $349,000 Active 151 DOM
10. 2026-06-08
    days on market $349,000 Active 150 DOM
11. 2026-06-07
    days on market $349,000 Active 149 DOM
12. 2026-06-03
    days on market $349,000 Active 145 DOM
13. 2026-06-02
    days on market $349,000 Active 144 DOM
14. 2026-06-01
    days on market $349,000 Active 143 DOM
15. 2026-05-31
    days on market $349,000 Active 142 DOM
16. 2026-05-30
    days on market $349,000 Active 141 DOM
17. 2026-04-17
    price $349,000 828-char remark

    Show marketing remark (828 chars)

    Welcome to this large ranch-style home located in the sought-after Indian Rocks community offering scenic access to Lake Wallenpaupack. This well-designed home features three comfortable bedrooms and two full bathrooms, providing plenty of space for everyday living. The main level offers generous living areas, while the finished basement adds valuable extra space, including a recreation room ideal for entertaining, relaxing, or hobbies. In addition there is a home office, and two addional rooms along with large laundry/utility area. A one-car garage provides convenient parking and storage. Situated on a private lot, this home offers a peaceful setting with room to enjoy the outdoors while still being close to community amenities and nature. A wonderful opportunity to own a spacious home in a beautiful lake community.

18. 2026-01-08
    listed $359,000 Active 828-char remark

    Show marketing remark (828 chars)

    Welcome to this large ranch-style home located in the sought-after Indian Rocks community offering scenic access to Lake Wallenpaupack. This well-designed home features three comfortable bedrooms and two full bathrooms, providing plenty of space for everyday living. The main level offers generous living areas, while the finished basement adds valuable extra space, including a recreation room ideal for entertaining, relaxing, or hobbies. In addition there is a home office, and two addional rooms along with large laundry/utility area. A one-car garage provides convenient parking and storage. Situated on a private lot, this home offers a peaceful setting with room to enjoy the outdoors while still being close to community amenities and nature. A wonderful opportunity to own a spacious home in a beautiful lake community.

19. 2020-09-09
    soldstatus $237,000
20. 2020-09-02
    soldstatus $237,000 552-char remark

    Show marketing remark (552 chars)

    New home ready for immediate possession located in a lake Community and a short walk to the community pool and playground. 3 bedroom 2 bath home with 1 car garage on . 39 acre lot featuring a modern kitchen, central AC, Master suite and full unfinished basement with a 1 car garage just completed. Don't miss your chance to own this new home located in a Lake Wallenpaupack community. , Beds Description: Primary1st, Baths: 1 Bath Level 1, Baths: 2 Bath Lev 1, Baths: Modern, Eating Area: Dining Area, Eating Area: Modern KT, Beds Description: 2+Bed1st

21. 2020-09-02
    soldstatus $237,000

    Show marketing remark (552 chars)

    New home ready for immediate possession located in a lake Community and a short walk to the community pool and playground. 3 bedroom 2 bath home with 1 car garage on . 39 acre lot featuring a modern kitchen, central AC, Master suite and full unfinished basement with a 1 car garage just completed. Don't miss your chance to own this new home located in a Lake Wallenpaupack community. , Beds Description: Primary1st, Baths: 1 Bath Level 1, Baths: 2 Bath Lev 1, Baths: Modern, Eating Area: Dining Area, Eating Area: Modern KT, Beds Description: 2+Bed1st

22. 2020-09-02
    soldstatus

    Show marketing remark (552 chars)

    New home ready for immediate possession located in a lake Community and a short walk to the community pool and playground. 3 bedroom 2 bath home with 1 car garage on . 39 acre lot featuring a modern kitchen, central AC, Master suite and full unfinished basement with a 1 car garage just completed. Don't miss your chance to own this new home located in a Lake Wallenpaupack community. , Beds Description: Primary1st, Baths: 1 Bath Level 1, Baths: 2 Bath Lev 1, Baths: Modern, Eating Area: Dining Area, Eating Area: Modern KT, Beds Description: 2+Bed1st

23. 2020-01-06
    listed $239,900 552-char remark

    Show marketing remark (552 chars)

    New home ready for immediate possession located in a lake Community and a short walk to the community pool and playground. 3 bedroom 2 bath home with 1 car garage on . 39 acre lot featuring a modern kitchen, central AC, Master suite and full unfinished basement with a 1 car garage just completed. Don't miss your chance to own this new home located in a Lake Wallenpaupack community. , Beds Description: Primary1st, Baths: 1 Bath Level 1, Baths: 2 Bath Lev 1, Baths: Modern, Eating Area: Dining Area, Eating Area: Modern KT, Beds Description: 2+Bed1st

24. 2020-01-06
    listed $239,900

    Show marketing remark (552 chars)

    New home ready for immediate possession located in a lake Community and a short walk to the community pool and playground. 3 bedroom 2 bath home with 1 car garage on . 39 acre lot featuring a modern kitchen, central AC, Master suite and full unfinished basement with a 1 car garage just completed. Don't miss your chance to own this new home located in a Lake Wallenpaupack community. , Beds Description: Primary1st, Baths: 1 Bath Level 1, Baths: 2 Bath Lev 1, Baths: Modern, Eating Area: Dining Area, Eating Area: Modern KT, Beds Description: 2+Bed1st

25. 2020-01-06
    listed $239,900

    Show marketing remark (552 chars)

    New home ready for immediate possession located in a lake Community and a short walk to the community pool and playground. 3 bedroom 2 bath home with 1 car garage on . 39 acre lot featuring a modern kitchen, central AC, Master suite and full unfinished basement with a 1 car garage just completed. Don't miss your chance to own this new home located in a Lake Wallenpaupack community. , Beds Description: Primary1st, Baths: 1 Bath Level 1, Baths: 2 Bath Lev 1, Baths: Modern, Eating Area: Dining Area, Eating Area: Modern KT, Beds Description: 2+Bed1st

26. 1980-03-24
    soldstatus $5,995

ⓘ 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: $3,569 · $297/mo
• Projected year-2 tax: $4,509 · $376/mo
• Expected delta: +$940/yr (+$78/mo · 26.3%)

ⓘ 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 · 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,600
• − Mortgage interest: −$19,320
• − Property taxes: −$3,569
• − Insurance: −$1,724
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − HOA: −$1,104
• − Depreciation: −$10,033
• Taxable loss: −$12,567
• Est. tax savings @ 24.0%: +$3,016
• After-tax cash flow: $-3,282/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

• Census place: Indian Rocks, PA
• 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

+5721.5% since first listed

10 events — show timeline

• 2026-04-17 Price Changed $349,000 PWMLS
• 2026-01-08 Listed $359,000 PWMLS
• 2020-09-09 Sold (Public Records) $237,000 Public Records
• 2020-09-02 Sold (MLS) — PWMLS
• 2020-09-02 Sold (MLS) $237,000 PWMLS
• 2020-09-02 Sold (MLS) $237,000 PWMLS
• 2020-01-06 Listed $239,900 PWMLS
• 2020-01-06 Listed $239,900 PWMLS
• 2020-01-06 Listed $239,900 PWMLS
• 1980-03-24 Sold (Public Records) $5,995 Public Records

Property tax history

+31.8%/yr

Latest (2026): $3,569 · +3.1% YoY. Source: county tax records.