2492 Buffalo Cv · Lake Wynonah, PA 17922

$264,900

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 27 Days on market

Built 1991 0.50 ac lot Est $250k · 6% over $154/mo HOA · 8% of rent

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Why this score? — see what drove the F 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 +6.6/30.0
• ARV discount +4.7/15.0
• Schools +4.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

COZY RANCHER AT THE END OF BUFFALO COVE, LOW TRAFFIC AREA. FIREPLACE IN LIVING ROOM, BUILT-IN GARAGE WITH OPENER, STAINED WOODWORK, CEILING FANS, POURED CONCRETE FOUNDATION, HALF ACRE LOT, NICE LOCATION, GOOD CONDITION. Mailing Address Continued: AUBURN Color: BLUE Amp: 200

Key facts

• Wooded backdrop
• Spacious deck
• Fire pit

Tags

• TILE BACKSPLASH
• SPACIOUS DECK
• FIRE PIT
• FENCED-IN GARDEN AREA
• WOODED BACKDROP
• LARGE BAY WINDOW

Property features AI

Finance

• Other: Ownership is fee simple
• Financial info: Other one-time fee of $500
• HOA & community: Annual HOA fee; HOA fee includes common area maintenance, pool(s), reserve funds, road maintenance, security gate, and snow removal; Community amenities include clubhouse, pool, outdoor pool, tennis courts, basketball courts, volleyball courts, tot lots/playground, bar/lounge, dining rooms, common grounds, gated community, lake and marina privileges, non-lake recreational areas, marina/marina club, and security

Exterior

• Parking: Basement garage with side entry; Attached garage (1 space); Driveway parking for 4 vehicles; Total of 5 garage and parking spaces; Has garage
• Utilities: Community water; On-site septic; Electric service (200+ amp); Electric available
• Home design: Detached structure; Not in a federal flood zone; Good condition; Year built estimated
• Construction: Vinyl siding; Shingle roof; Concrete perimeter foundation
• Exterior features: Deck(s); Shed; Backs to trees; Community pool

Interior

• Kitchen: Combination kitchen/dining; Breakfast room
• Basement: Full basement, partially finished
• Bedrooms: Two bedrooms on the main level; One bedroom on the lower (first lower) level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Fireplaces: One fireplace with stone and wood features
• Heating & cooling: Baseboard electric heating; Wall unit heating; Other heating; Ductless / mini-split cooling; Electric hot water
• Interior features: Combination kitchen/dining; Living room; Breakfast room; Total of 5 rooms
• Laundry & utility: Laundry in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-441 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (29.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (29.7% below list).
• Recommended offer: $186k (29.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#857 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools D+, amenities F, commute F.
• Blue Mountain SD (town): math 42% / reading 65% proficiency, ranked #126 of 539 in PA (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 53 active listings in the ZIP; 169 units permitted in Schuylkill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Schuylkill County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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 $130k; list at $265k implies a 104% gain — meaningful room to come down on a strong offer.

Recommended offer $186,175 (29.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 0.70% ✗
• Cap rate: 4.29%
• Cash-on-cash: -7.14%
• DSCR: 0.68
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $249,600
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 - 141 Navajo Dr	0.57mi	3/1.0 (+1)	960 (0%)	2mo	$250,000	$260	67
186 Navajo Dr	0.62mi	3/1.0 (+1)	960 (0%)	8mo	$247,000	$257	59

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -28.7%
• Equity multiple: 0.04×
• Total profit: $-70,947
• Equity at exit: $39,497

10-year hold

• IRR: -28.1%
• Equity multiple: -0.32×
• Total profit: $-97,645
• Equity at exit: $22,904

Cash invested: $74,172 (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 17922

• Home prices YoY: -33.6%
• Active inventory: 53
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,862 medium
• Mortgage (P&I): −$1,389
• Tax from tax record: −$258 /mo · $3,101/yr
• Insurance: −$110
• HOA: −$154
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $-441

Break-even live

Break-even rent $2,420

Max offer price $186,962

Occupancy floor —

Sensitivity live

Price	-10% $-291	-5% $-366	+0% $-441	+5% $-516	+10% $-591
Rent	-10% $-588	-5% $-515	+0% $-441	+5% $-368	+10% $-294
Rate	-1.0pp $-308	-0.5pp $-374	base $-441	+0.5pp $-510	+1.0pp $-580

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $154 · $1,848/yr

Listing history 25 events

1. 2026-06-19
   days on market $264,900 Active 27 DOM
2. 2026-06-18
   days on market $264,900 Active 26 DOM
3. 2026-06-17
   days on market $264,900 Active 25 DOM
4. 2026-06-16
   days on market $264,900 Active 24 DOM
5. 2026-06-15
   days on market $264,900 Active 23 DOM
6. 2026-06-14
   days on market $264,900 Active 21 DOM
7. 2026-06-12
   pricedays on market $264,900 Active 20 DOM
8. 2026-06-09
   days on market $274,900 Active 17 DOM
9. 2026-06-08
   days on market $274,900 Active 16 DOM
10. 2026-06-07
    days on market $274,900 Active 15 DOM
11. 2026-06-07
    days on market $274,900 Active 14 DOM
12. 2026-06-04
    days on market $274,900 Active 11 DOM
13. 2026-06-02
    days on market $274,900 Active 10 DOM
14. 2026-06-01
    days on market $274,900 Active 9 DOM
15. 2026-05-31
    days on market $274,900 Active 8 DOM
16. 2026-05-31
    days on market $274,900 Active 7 DOM
17. 2026-05-23
    listed $274,900 Active
18. 2016-01-22
    historical 274-char remark

    Show marketing remark (274 chars)

    COZY RANCHER AT THE END OF BUFFALO COVE, LOW TRAFFIC AREA. FIREPLACE IN LIVING ROOM, BUILT-IN GARAGE WITH OPENER, STAINED WOODWORK, CEILING FANS, POURED CONCRETE FOUNDATION, HALF ACRE LOT, NICE LOCATION, GOOD CONDITION. Mailing Address Continued: AUBURN Color: BLUE Amp: 200

19. 2013-08-28
    listed $135,000
20. 2013-08-28
    historical
21. 2007-06-29
    soldstatus $130,000 274-char remark

    Show marketing remark (274 chars)

    COZY RANCHER AT THE END OF BUFFALO COVE, LOW TRAFFIC AREA. FIREPLACE IN LIVING ROOM, BUILT-IN GARAGE WITH OPENER, STAINED WOODWORK, CEILING FANS, POURED CONCRETE FOUNDATION, HALF ACRE LOT, NICE LOCATION, GOOD CONDITION. Mailing Address Continued: AUBURN Color: BLUE Amp: 200

22. 2007-06-29
    soldstatus $130,000

    Show marketing remark (274 chars)

    COZY RANCHER AT THE END OF BUFFALO COVE, LOW TRAFFIC AREA. FIREPLACE IN LIVING ROOM, BUILT-IN GARAGE WITH OPENER, STAINED WOODWORK, CEILING FANS, POURED CONCRETE FOUNDATION, HALF ACRE LOT, NICE LOCATION, GOOD CONDITION. Mailing Address Continued: AUBURN Color: BLUE Amp: 200

23. 2007-04-17
    listed $130,000 274-char remark

    Show marketing remark (274 chars)

    COZY RANCHER AT THE END OF BUFFALO COVE, LOW TRAFFIC AREA. FIREPLACE IN LIVING ROOM, BUILT-IN GARAGE WITH OPENER, STAINED WOODWORK, CEILING FANS, POURED CONCRETE FOUNDATION, HALF ACRE LOT, NICE LOCATION, GOOD CONDITION. Mailing Address Continued: AUBURN Color: BLUE Amp: 200

24. 1999-09-08
    soldstatus $71,000
25. 1993-06-25
    soldstatus $15,000

ⓘ 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: $3,101 · $258/mo
• Projected year-2 tax: $3,643 · $304/mo
• Expected delta: +$542/yr (+$45/mo · 17.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 6 d/yr ≥96°F today · 13 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $22,341
• − Mortgage interest: −$14,839
• − Property taxes: −$3,101
• − Insurance: −$1,324
• − Repairs & maintenance: −$1,787
• − Management: −$1,787
• − HOA: −$1,848
• − Depreciation: −$7,706
• Taxable loss: −$10,052
• Est. tax savings @ 24.0%: +$2,412
• After-tax cash flow: $-2,882/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: Blue Mountain SD
• NCES district ID: 4203870
• Math proficiency: 42% ▼ -9.00%
• Reading proficiency: 65% ▼ -7.00%
• Median HH income: $58,661
• Composite: 46.42/100
• National rank: #2454
• State rank: #126 of 539 in PA

Livability — Lake Wynonah

• Score: 69/100
• State rank: #857
• US rank: #8980

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Wynonah, PA
• Population (ZIP): 5,249

Population outlook (Schuylkill County) Hauer SSP2

• Today (2025): 137,447 people
• By 2030: 133,121 · -3.1%
• By 2040: 124,172 · -9.7%
• By 2050: 115,611 · -15.9%
• By 2075: 100,796 · -26.7%
• By 2100: 86,667 · -36.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 8% Iranian 4% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Schuylkill

• 2024 margin: Solid R (+42.1) · D 28.5% · R 70.6%
• 2008→2024 swing: -33.4pp toward R · 2008: -8.7pp · 2024: -42.1pp
• All cycles: 2024: R+42.1 2020: R+39.9 2016: R+43.4 2012: R+13.4 2008: R+8.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.58%
• Current HPI: 179.3334
• 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

+1732.7% since first listed

9 events — show timeline

• 2026-05-23 Listed $274,900 BRIGHT MLS
• 2016-01-22 Listing Removed — BRIGHT MLS
• 2013-08-28 Listing Removed — BRIGHT MLS
• 2013-08-28 Listed $135,000 BRIGHT MLS
• 2007-06-29 Sold (Public Records) $130,000 Public Records
• 2007-06-29 Sold (MLS) $130,000 BRIGHT MLS
• 2007-04-17 Listed $130,000 BRIGHT MLS
• 1999-09-08 Sold (Public Records) $71,000 Public Records
• 1993-06-25 Sold (Public Records) $15,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $3,101 · +8.0% YoY. Source: county tax records.