65 Hedge Ave · East Marianna, PA 15345

$9,900

2 bd · 1.0 ba · 700 sqft · SingleFamily public records · 204 Days on market

Built 1900 3,301 sqft lot ↓ 22% since listing

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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).

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

Listing remarks MLS

Sold As Is. Needs TLC

Key facts

• 3,301 sq ft lot
• Built 1900
• Listed 204 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $610 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($929 rent vs $10k).
• Recommended offer: $9k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Bethlehem-Center SD (rural): math 18% / reading 39% proficiency, ranked #448 of 539 in PA (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 9 active listings in the ZIP; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $4 of equity ($68 loan paydown + $-64 appreciation (-0.7% local appreciation)).
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.7% appreciation + 3.0% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 204 days — a 12% lower offer ($9k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $4k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $7k; list at $10k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $8,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 204 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 9.38% ✓
• Cap rate: 86.94%
• Cash-on-cash: 288.03%
• DSCR: 13.82
• GRM: 0.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 14.82×
• Total profit: $38,301
• Equity at exit: $2,559

10-year hold

• IRR: —
• Equity multiple: 31.50×
• Total profit: $84,533
• Equity at exit: $2,834

Cash invested: $2,772 (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 15345

• Home prices YoY: -0.6%
• Active inventory: 9
• Price-to-rent: 0.9×

Monthly cashflow live

• Estimated rent: $929 medium
• Mortgage (P&I): −$52
• Tax est. 1.5%: −$12 /mo · $148/yr
• Insurance: −$4
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $610

Break-even live

Break-even rent $157

Max offer price $9,900

Occupancy floor 29%

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: $2,475
• Closing costs: $297
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-10
   status $9,900 Pending 204 DOM
2. 2026-06-09
   days on market $9,900 Active 204 DOM
3. 2026-06-08
   days on market $9,900 Active 203 DOM
4. 2026-06-07
   days on market $9,900 Active 202 DOM
5. 2026-06-03
   days on market $9,900 Active 198 DOM
6. 2026-06-02
   days on market $9,900 Active 197 DOM
7. 2026-06-01
   days on market $9,900 Active 196 DOM
8. 2026-05-31
   days on market $9,900 Active 195 DOM
9. 2026-03-12
   price $9,900 21-char remark

   Show marketing remark (21 chars)

   Sold As Is. Needs TLC

10. 2026-02-13
    price $11,900 21-char remark

    Show marketing remark (21 chars)

    Sold As Is. Needs TLC

11. 2025-11-17
    listed $14,000 Active 21-char remark

    Show marketing remark (21 chars)

    Sold As Is. Needs TLC

12. 2024-01-18
    soldstatus $6,511 Closed 11-char remark

    Show marketing remark (11 chars)

    SOLD AS IS.

13. 2023-11-24
    status Pending 11-char remark

    Show marketing remark (11 chars)

    SOLD AS IS.

14. 2023-10-27
    listed $7,000 Active 11-char remark

    Show marketing remark (11 chars)

    SOLD AS IS.

15. 2005-10-04
    soldstatus $7,142
16. 2005-03-08
    listed $12,750

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,146
• − Mortgage interest: −$555
• − Property taxes: −$148
• − Insurance: −$716
• − Repairs & maintenance: −$892
• − Management: −$892
• − Depreciation: −$288
• Taxable income: $7,656
• Est. tax owed @ 24.0%: −$1,837
• After-tax cash flow: $5,480/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: Bethlehem-Center SD
• NCES district ID: 4203600
• Math proficiency: 18% ▼ -14.00%
• Reading proficiency: 39% ▼ -15.00%
• Median HH income: $49,354
• Composite: 24.81/100
• National rank: #7596
• State rank: #448 of 539 in PA

Livability — East Marianna

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

Census & demographics

• Census place: East Marianna, PA
• Population (ZIP): 1,540

Population outlook (Washington County) Hauer SSP2

• Today (2025): 208,060 people
• By 2030: 207,168 · -0.4%
• By 2040: 202,738 · -2.6%
• By 2050: 195,269 · -6.1%
• By 2075: 175,588 · -15.6%
• By 2100: 145,827 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 8% Hispanic / Latino 5% Black 2%
• Common ancestry: Serbian 4% Romanian 3% Scotch-Irish 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+25.5) · D 36.9% · R 62.4%
• 2008→2024 swing: -20.8pp toward R · 2008: -4.7pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+22.8 2016: R+25.3 2012: R+13.3 2008: R+4.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.65%
• Current HPI: 110.0185
• 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

-22.4% since first listed

8 events — show timeline

• 2026-03-12 Price Changed $9,900 West Penn MLS
• 2026-02-13 Price Changed $11,900 West Penn MLS
• 2025-11-17 Listed $14,000 West Penn MLS
• 2024-01-18 Sold (MLS) $6,511 West Penn MLS
• 2023-11-24 Pending — West Penn MLS
• 2023-10-27 Listed $7,000 West Penn MLS
• 2005-10-04 Sold (MLS) $7,142 West Penn MLS
• 2005-03-08 Listed $12,750 West Penn MLS

Property tax history

+6.4%/yr

Latest (2026): $757 · +4.4% YoY. Source: county tax records.