6317 Leisure Lakes Rd · LeRaysville, PA 18846

$145,000

2 bd · 1.0 ba · 720 sqft · Other · 186 Days on market

Built 1975 6.80 ac lot ↓ 6% since listing

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Why this score? — see what drove the C- 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 +17.1/30.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• DSCR +5.3/10.0
• 1% rule +3.9/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for a private sanctuary to unplug & recharge? Discover this 6.8 wooded retreat tucked away in the heart of the Endless Mts. of NEPA. The property offers the ultimate rustic escape for those who love hunting, relaxing & immersing themselves in nature. Highlights: 6.8 acres of private forest-perfect for creating your own hunting spots, hiking or unwinding by a crackling fire under the stars. Turn-key base camp-cozy, move-in ready mobile home sits on the property providing an immediate foundation for your wknd vacations. Located 1 mile from the Alpine Meadows Lakes Campground where for a minimal fee you can enjoy fishing, swimming & other water sports. This is the perfect jumping off point for endless recreation while maintaining the peaceful privacy of your own woodland hideaway. The property offers the best of both worlds: a private forest sanctuary & convenient access to PA's best outdoor activities, all at an accessible price point. Call for your private showing today!

Key facts

• Private setting
• Convenient location
• Wooded property

Tags

• WOODED PROPERTY
• PRIVATE SETTING
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $145k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (11.2% below list).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Wyalusing Area SD (rural): math 24% / reading 48% proficiency, ranked #400 of 539 in PA (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 66 units permitted in Bradford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.9% local appreciation)).
• Bradford County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 186 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 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 0.89% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.96%
• DSCR: 1.13
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.9%
• Equity multiple: 1.56×
• Total profit: $22,897
• Equity at exit: $64,226

10-year hold

• IRR: 12.3%
• Equity multiple: 2.82×
• Total profit: $73,692
• Equity at exit: $98,231

Cash invested: $40,600 (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 18846

• Home prices YoY: 2.7%
• Active inventory: 4
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,287 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$96 /mo · $1,149/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $100

Break-even live

Break-even rent $1,160

Max offer price $145,000

Occupancy floor 87%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-02
   status Pending 1016-char remark

   Show marketing remark (1016 chars)

   Looking for a private sanctuary to unplug & recharge? Discover this 6.8 wooded retreat tucked away in the heart of the Endless Mts. of NEPA. The property offers the ultimate rustic escape for those who love hunting, relaxing & immersing themselves in nature. Highlights: 6.8 acres of private forest-perfect for creating your own hunting spots, hiking or unwinding by a crackling fire under the stars. Turn-key base camp-cozy, move-in ready mobile home sits on the property providing an immediate foundation for your wknd vacations. Located 1 mile from the Alpine Meadows Lakes Campground where for a minimal fee you can enjoy fishing, swimming & other water sports. This is the perfect jumping off point for endless recreation while maintaining the peaceful privacy of your own woodland hideaway. The property offers the best of both worlds: a private forest sanctuary & convenient access to PA's best outdoor activities, all at an accessible price point. Call for your private showing today!

2. 2026-03-31
   price $145,000 1016-char remark

   Show marketing remark (1016 chars)

   Looking for a private sanctuary to unplug & recharge? Discover this 6.8 wooded retreat tucked away in the heart of the Endless Mts. of NEPA. The property offers the ultimate rustic escape for those who love hunting, relaxing & immersing themselves in nature. Highlights: 6.8 acres of private forest-perfect for creating your own hunting spots, hiking or unwinding by a crackling fire under the stars. Turn-key base camp-cozy, move-in ready mobile home sits on the property providing an immediate foundation for your wknd vacations. Located 1 mile from the Alpine Meadows Lakes Campground where for a minimal fee you can enjoy fishing, swimming & other water sports. This is the perfect jumping off point for endless recreation while maintaining the peaceful privacy of your own woodland hideaway. The property offers the best of both worlds: a private forest sanctuary & convenient access to PA's best outdoor activities, all at an accessible price point. Call for your private showing today!

3. 2026-01-15
   price $150,000 1016-char remark

   Show marketing remark (1016 chars)

   Looking for a private sanctuary to unplug & recharge? Discover this 6.8 wooded retreat tucked away in the heart of the Endless Mts. of NEPA. The property offers the ultimate rustic escape for those who love hunting, relaxing & immersing themselves in nature. Highlights: 6.8 acres of private forest-perfect for creating your own hunting spots, hiking or unwinding by a crackling fire under the stars. Turn-key base camp-cozy, move-in ready mobile home sits on the property providing an immediate foundation for your wknd vacations. Located 1 mile from the Alpine Meadows Lakes Campground where for a minimal fee you can enjoy fishing, swimming & other water sports. This is the perfect jumping off point for endless recreation while maintaining the peaceful privacy of your own woodland hideaway. The property offers the best of both worlds: a private forest sanctuary & convenient access to PA's best outdoor activities, all at an accessible price point. Call for your private showing today!

4. 2026-01-02
   status Active 1016-char remark

   Show marketing remark (1016 chars)

   Looking for a private sanctuary to unplug & recharge? Discover this 6.8 wooded retreat tucked away in the heart of the Endless Mts. of NEPA. The property offers the ultimate rustic escape for those who love hunting, relaxing & immersing themselves in nature. Highlights: 6.8 acres of private forest-perfect for creating your own hunting spots, hiking or unwinding by a crackling fire under the stars. Turn-key base camp-cozy, move-in ready mobile home sits on the property providing an immediate foundation for your wknd vacations. Located 1 mile from the Alpine Meadows Lakes Campground where for a minimal fee you can enjoy fishing, swimming & other water sports. This is the perfect jumping off point for endless recreation while maintaining the peaceful privacy of your own woodland hideaway. The property offers the best of both worlds: a private forest sanctuary & convenient access to PA's best outdoor activities, all at an accessible price point. Call for your private showing today!

5. 2025-10-28
   listed $155,000 Active 1016-char remark

   Show marketing remark (1016 chars)

   Looking for a private sanctuary to unplug & recharge? Discover this 6.8 wooded retreat tucked away in the heart of the Endless Mts. of NEPA. The property offers the ultimate rustic escape for those who love hunting, relaxing & immersing themselves in nature. Highlights: 6.8 acres of private forest-perfect for creating your own hunting spots, hiking or unwinding by a crackling fire under the stars. Turn-key base camp-cozy, move-in ready mobile home sits on the property providing an immediate foundation for your wknd vacations. Located 1 mile from the Alpine Meadows Lakes Campground where for a minimal fee you can enjoy fishing, swimming & other water sports. This is the perfect jumping off point for endless recreation while maintaining the peaceful privacy of your own woodland hideaway. The property offers the best of both worlds: a private forest sanctuary & convenient access to PA's best outdoor activities, all at an accessible price point. Call for your private showing today!

ⓘ 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: $1,149 · $96/mo
• Projected year-2 tax: $1,720 · $143/mo
• Expected delta: +$571/yr (+$48/mo · 49.7%)

ⓘ 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 3/10 Moderate 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,443
• − Mortgage interest: −$8,122
• − Property taxes: −$1,149
• − Insurance: −$725
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$4,218
• Taxable loss: −$1,242
• Est. tax savings @ 24.0%: +$298
• After-tax cash flow: $1,500/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: Wyalusing Area SD
• NCES district ID: 4226700
• Math proficiency: 24% ▼ -10.00%
• Reading proficiency: 48% ▼ -10.00%
• Median HH income: $51,219
• Composite: 31.2/100
• National rank: #6043
• State rank: #400 of 539 in PA

Livability — LeRaysville

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

Census & demographics

• City population: 708
• Population (ZIP): 760

Population outlook (Bradford County) Hauer SSP2

• Today (2025): 57,236 people
• By 2030: 54,660 · -4.5%
• By 2040: 49,502 · -13.5%
• By 2050: 44,277 · -22.6%
• By 2075: 33,420 · -41.6%
• By 2100: 22,919 · -60.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 9% Hispanic / Latino 4%
• Common ancestry: Iranian 10% Romanian 5% Serbian 2%
• Foreign-born: 1% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Bradford

• 2024 margin: Solid R (+47.9) · D 25.6% · R 73.5%
• 2008→2024 swing: -29.5pp toward R · 2008: -18.4pp · 2024: -47.9pp
• All cycles: 2024: R+47.9 2020: R+44.9 2016: R+46.0 2012: R+24.6 2008: R+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.88%
• Current HPI: 109.4295
• 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

-6.5% since first listed

5 events — show timeline

• 2026-05-02 Pending — NMPA
• 2026-03-31 Price Changed $145,000 NMPA
• 2026-01-15 Price Changed $150,000 NMPA
• 2026-01-02 Relisted — NMPA
• 2025-10-28 Listed $155,000 NMPA

Property tax history

+2.5%/yr

Latest (2026): $1,149 · +4.4% YoY. Source: county tax records.