29 Ferncrest Dr · Meshoppen, PA 18657

$99,900

3 bd · 1.0 ba · 950 sqft · SingleFamily · 12 Days on market

Built 1971

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +3.7/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Ranch style home with 3 bedrooms, 1 bath. Screened in porch, 1 car attached garage. As is. Located in Westgate Development.

Key facts

• Garage
• Built 1971
• Listed 12 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $587 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).

Location & tenants

• Location reads 61/100 on livability (#1,392 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, employment D+, schools F.
• Tunkhannock Area SD (town): math 29% / reading 43% proficiency, ranked #397 of 539 in PA (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 58 active listings in the ZIP; 33 units permitted in Wyoming County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.6%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Wyoming County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.6% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.53% ✓
• Cap rate: 13.35%
• Cash-on-cash: 25.20%
• DSCR: 2.12
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 1.82×
• Total profit: $23,012
• Equity at exit: $16,821

10-year hold

• IRR: 27.4%
• Equity multiple: 3.49×
• Total profit: $69,700
• Equity at exit: $11,982

Cash invested: $27,972 (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 18657

• Home prices YoY: -1.0%
• Active inventory: 58
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,531 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$57 /mo · $683/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $587

Break-even live

Break-even rent $788

Max offer price $99,900

Occupancy floor 57%

Sensitivity live

Price	-10% $644	-5% $616	+0% $587	+5% $559	+10% $531
Rent	-10% $466	-5% $527	+0% $587	+5% $648	+10% $708
Rate	-1.0pp $638	-0.5pp $613	base $587	+0.5pp $561	+1.0pp $535

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-01-14
   status Pending
2. 2026-01-02
   price $99,900
3. 2026-01-01
   listed $109,900 Active
4. 2025-12-04
   price $109,900
5. 2025-10-16
   price $119,900
6. 2025-09-15
   price $129,900
7. 2023-08-11
   soldstatus $165,000
8. 2012-02-01
   soldstatus $128,000
9. 2011-05-09
   listed $127,000
10. 2003-05-01
    soldstatus $87,000

ⓘ 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: $683 · $57/mo
• Projected year-2 tax: $1,131 · $94/mo
• Expected delta: +$448/yr (+$37/mo · 65.5%)

ⓘ 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 7 d/yr ≥94°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,377
• − Mortgage interest: −$5,596
• − Property taxes: −$683
• − Insurance: −$500
• − Repairs & maintenance: −$1,470
• − Management: −$1,470
• − Depreciation: −$2,906
• Taxable income: $5,752
• Est. tax owed @ 24.0%: −$1,380
• After-tax cash flow: $5,668/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: Tunkhannock Area SD
• NCES district ID: 4223850
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 43% ▼ -18.00%
• Median HH income: $51,545
• Composite: 31.27/100
• National rank: #6022
• State rank: #397 of 539 in PA

Livability — Meshoppen

• Score: 61/100
• State rank: #1392
• US rank: #17580

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,043

Population outlook (Wyoming County) Hauer SSP2

• Today (2025): 26,334 people
• By 2030: 25,225 · -4.2%
• By 2040: 22,707 · -13.8%
• By 2050: 20,250 · -23.1%
• By 2075: 15,192 · -42.3%
• By 2100: 10,961 · -58.4%

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% Lithuanian 2% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Wyoming

• 2024 margin: Solid R (+36.8) · D 31.1% · R 67.9% · Other 1.0%
• 2008→2024 swing: -29.2pp toward R · 2008: -7.6pp · 2024: -36.8pp
• All cycles: 2024: R+36.8 2020: R+35.2 2016: R+38.7 2012: R+12.3 2008: R+7.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.57%
• Current HPI: 250.1268
• 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

+14.8% since first listed

10 events — show timeline

• 2026-01-14 Pending — LCAR
• 2026-01-02 Price Changed $99,900 LCAR
• 2026-01-01 Listed $109,900 LCAR
• 2025-12-04 Price Changed $109,900 LCAR
• 2025-10-16 Price Changed $119,900 LCAR
• 2025-09-15 Price Changed $129,900 LCAR
• 2023-08-11 Sold (Public Records) $165,000 Public Records
• 2012-02-01 Sold (Public Records) $128,000 Public Records
• 2011-05-09 Listed $127,000 GSBR as distributed by MLS GRID
• 2003-05-01 Sold (Public Records) $87,000 Public Records

Property tax history

-8.3%/yr

Latest (2026): $683 · -67.0% YoY. Source: county tax records.