6 Cheyenne Dr · Weston, PA 18202

$225,000

3 bd · 1.5 ba · 1,488 sqft · SingleFamily public records · 109 Days on market

Built 1980 0.36 ac lot $151/sqft · 18% below area Est $273k · 18% under $132/mo HOA · 7% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +13.2/30.0
• Appreciation +10.0/10.0
• 1% rule +4.0/10.0
• DSCR +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

3 BEDROOM, 2 BATH HOME IN BEAUTIFUL EAGLE ROCK RESORT. KITCHEN RECENTLY REMODELED, VERY LOW TAXES, AND CLOSE TO THE LOWER AMENITIES.

Key facts

• Low taxes
• 0.36 acre lot
• Community pool

Tags

• KITCHEN RECENTLY REMODELED
• LOW TAXES
• CLOSE TO LOWER AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-3 ($-33/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (10.1% below list).
• Recommended offer: $202k (10.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#1,247 in PA) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+; Watch: crime C-, housing D+, amenities F.
• Hazleton Area SD (suburban): math 18% / reading 30% proficiency, ranked #476 of 539 in PA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 270 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 169 units permitted in Schuylkill County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Schuylkill County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $90k; list at $225k implies a 150% gain — meaningful room to come down on a strong offer.

Recommended offer $202,339 (10.1% 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 109 days. Have you received any prior offers? Is the seller open to a 10% 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. 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: 0.90% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.05%
• DSCR: 1.00
• GRM: 9.3

CMA / ARV

• ARV (median comp): $273,270
• List price: $225,000
• Delta: -17.66%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
552 S Huron Cir	0.51mi	3/2.5	1,520 (+2%)	8mo	$300,000	$197	62
423 Huron Cir	0.72mi	3/2.0	1,600 (+8%)	19mo	$269,000	$168	36
83 Summit Rd	0.67mi	3/3.0	1,669 (+12%)	16mo	$357,500	$214	29

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: 24.3%
• Equity multiple: 2.94×
• Total profit: $122,422
• Equity at exit: $202,698

10-year hold

• IRR: 21.5%
• Equity multiple: 6.73×
• Total profit: $360,770
• Equity at exit: $437,126

Cash invested: $63,000 (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 18202

• Home prices YoY: 7.1%
• Active inventory: 270
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,023 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$196 /mo · $2,347/yr
• Insurance: −$94
• HOA: −$132
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-3

Break-even live

Break-even rent $2,027

Max offer price $224,507

Occupancy floor 95%

Sensitivity live

Price	-10% $125	-5% $61	+0% $-3	+5% $-66	+10% $-130
Rent	-10% $-163	-5% $-83	+0% $-3	+5% $77	+10% $157
Rate	-1.0pp $111	-0.5pp $54	base $-3	+0.5pp $-61	+1.0pp $-120

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Conyngham Dr Hazleton, PA	3.0	3.0	1274	$2,800	$2.20	44d	1	0.76mi
3 Top St Weston, PA	3.0	1.5	1682	$1,200	$0.71	44d	1	1.08mi

HOA detail

• Monthly dues: $132 · $1,584/yr

Listing history 18 events

1. 2026-06-19
   days on market $225,000 Active 109 DOM
2. 2026-06-18
   days on market $225,000 Active 108 DOM
3. 2026-06-17
   days on market $225,000 Active 107 DOM
4. 2026-06-16
   days on market $225,000 Active 106 DOM
5. 2026-06-15
   days on market $225,000 Active 105 DOM
6. 2026-06-14
   days on market $225,000 Active 103 DOM
7. 2026-06-12
   days on market $225,000 Active 102 DOM
8. 2026-06-09
   days on market $225,000 Active 99 DOM
9. 2026-06-08
   days on market $225,000 Active 98 DOM
10. 2026-06-07
    days on market $225,000 Active 97 DOM
11. 2026-06-02
    days on market $225,000 Active 92 DOM
12. 2026-06-01
    days on market $225,000 Active 91 DOM
13. 2026-05-31
    days on market $225,000 Active 90 DOM
14. 2026-05-30
    days on market $225,000 Active 89 DOM
15. 2026-05-13
    status Pending 132-char remark

    Show marketing remark (132 chars)

    3 BEDROOM, 2 BATH HOME IN BEAUTIFUL EAGLE ROCK RESORT. KITCHEN RECENTLY REMODELED, VERY LOW TAXES, AND CLOSE TO THE LOWER AMENITIES.

16. 2026-03-02
    listed $225,000 Active 128-char remark

    Show marketing remark (128 chars)

    3 BEDROOMS, 2 BATH HOME IN BEAUTIFUL EAGLE ROCK RESORT. KITCHEN RECENTLY REMODELED, VERY LOW TAXES AND CLOSE TO LOWER AMENITIES.

17. 2026-02-28
    listed $225,000 Active 132-char remark

    Show marketing remark (132 chars)

    3 BEDROOM, 2 BATH HOME IN BEAUTIFUL EAGLE ROCK RESORT. KITCHEN RECENTLY REMODELED, VERY LOW TAXES, AND CLOSE TO THE LOWER AMENITIES.

18. 2002-05-08
    soldstatus $90,000

ⓘ 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: $2,347 · $196/mo
• Projected year-2 tax: $2,951 · $246/mo
• Expected delta: +$604/yr (+$50/mo · 25.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $24,281
• − Mortgage interest: −$12,603
• − Property taxes: −$2,347
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,942
• − Management: −$1,942
• − HOA: −$1,584
• − Depreciation: −$6,545
• Taxable loss: −$3,809
• Est. tax savings @ 24.0%: +$914
• After-tax cash flow: $881/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: Hazleton Area SD
• NCES district ID: 4211700
• Math proficiency: 18% ▼ -3.00%
• Reading proficiency: 30% ▼ -15.00%
• Median HH income: $42,247
• Composite: 20.44/100
• National rank: #8582
• State rank: #476 of 539 in PA

Livability — Weston

• Score: 63/100
• State rank: #1247
• US rank: #14980

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Luzerne County · 118,885 people
• Metro: Scranton--Wilkes-Barre, PA
• Population (ZIP): 13,755
• Household income: $55,153
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 369.0

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: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 33% Two or more races 9% Black 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Dominican 22%
• Common ancestry: Romanian 13% Iranian 1% Lithuanian 1%
• Foreign-born: 18% · Canada, Jamaica
• Languages at home: 71% English-only · Spanish 26% Russian/Polish/Slavic 1% Other Indo-European 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: ▲ 20.19%
• Current HPI: 306.1029
• Rent YoY: —
• Metro: Scranton--Wilkes-Barre, PA
• 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

+150.0% since first listed

4 events — show timeline

• 2026-05-13 Pending — LCAR
• 2026-03-02 Listed $225,000 BRIGHT MLS
• 2026-02-28 Listed $225,000 LCAR
• 2002-05-08 Sold (Public Records) $90,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $2,347 · +8.7% YoY. Source: county tax records.