1832 S Eighty Eight Rd · Mapletown, PA 15338

$26,000

2 bd · 0.5 ba · 1,536 sqft · SingleFamily public records · 67 Days on market

Built 1949 0.79 ac lot $17/sqft · 57% below area ↓ 13% 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 +5.0/10.0
• Schools +4.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor Special – 1.5 Story Brick Home on ¾ Acre Lot. Opportunity awaits with this 1½ story brick home situated on a spacious ¾-acre lot. Offering a generous footprint and classic brick exterior, this property has sustained extensive fire damage and is being sold as-is. Prior to the fire, the home featured multiple bedrooms, ample living space, and charming architectural details typical of its era. The solid brick construction and sizable lot provide a strong foundation for renovation, restoration, or potential rebuild. The expansive ¾-acre parcel offers mature trees, privacy, and plenty of room for future improvements, outdoor living areas, or expansion. Ideal for investors, builders, or buyers looking for a project with significant upside potential. Bring your vision and transform this property into something special. Serious inquiries only.

Key facts

• 1.5 story brick home
• Outdoor living areas
• ¾ acre lot

Tags

• 1.5 STORY BRICK HOME
• ¾ ACRE LOT
• SOLID BRICK CONSTRUCTION
• MATURE TREES
• OUTDOOR LIVING AREAS

What this means for you Summary

Snapshot

• This is a 2-bed/0.5-bath single-family listed at $26k.

Deal economics

• At list price, monthly cash flow is $712 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $26k).
• Recommended offer: $24k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#1,688 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Southeastern Greene SD (rural): math 41% / reading 54% proficiency, ranked #237 of 539 in PA (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 30 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $960 of equity ($180 loan paydown + $780 appreciation (3.0% local appreciation)).
• Greene County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($24k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $24,440 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — 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. 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?
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: 4.42% ✓
• Cap rate: 39.15%
• Cash-on-cash: 117.34%
• DSCR: 6.22
• GRM: 1.9

CMA / ARV

• ARV (median comp): $61,134
• List price: $26,000
• Delta: -57.47%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1832 S Eighty Eight Rd	0.00mi	3/1.0 (+1)	1,536 (0%)	1mo	$23,000	$15	92

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: —
• Equity multiple: 7.66×
• Total profit: $48,498
• Equity at exit: $11,691

10-year hold

• IRR: —
• Equity multiple: 15.99×
• Total profit: $109,148
• Equity at exit: $18,017

Cash invested: $7,280 (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 15338

• Active inventory: 7
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,148 medium
• Mortgage (P&I): −$136
• Tax from tax record: −$48 /mo · $574/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $712

Break-even live

Break-even rent $247

Max offer price $26,000

Occupancy floor 33%

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: $6,500
• Closing costs: $780
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-02
   status Pending 890-char remark

   Show marketing remark (890 chars)

   Investor Special – 1.5 Story Brick Home on ¾ Acre Lot. Opportunity awaits with this 1½ story brick home situated on a spacious ¾-acre lot. Offering a generous footprint and classic brick exterior, this property has sustained extensive fire damage and is being sold as-is. Prior to the fire, the home featured multiple bedrooms, ample living space, and charming architectural details typical of its era. The solid brick construction and sizable lot provide a strong foundation for renovation, restoration, or potential rebuild. The expansive ¾-acre parcel offers mature trees, privacy, and plenty of room for future improvements, outdoor living areas, or expansion. Ideal for investors, builders, or buyers looking for a project with significant upside potential. Bring your vision and transform this property into something special. Serious inquiries only.

2. 2026-04-28
   price $26,000 890-char remark

   Show marketing remark (890 chars)

   Investor Special – 1.5 Story Brick Home on ¾ Acre Lot. Opportunity awaits with this 1½ story brick home situated on a spacious ¾-acre lot. Offering a generous footprint and classic brick exterior, this property has sustained extensive fire damage and is being sold as-is. Prior to the fire, the home featured multiple bedrooms, ample living space, and charming architectural details typical of its era. The solid brick construction and sizable lot provide a strong foundation for renovation, restoration, or potential rebuild. The expansive ¾-acre parcel offers mature trees, privacy, and plenty of room for future improvements, outdoor living areas, or expansion. Ideal for investors, builders, or buyers looking for a project with significant upside potential. Bring your vision and transform this property into something special. Serious inquiries only.

3. 2026-02-24
   listed $30,000 Active 890-char remark

   Show marketing remark (890 chars)

   Investor Special – 1.5 Story Brick Home on ¾ Acre Lot. Opportunity awaits with this 1½ story brick home situated on a spacious ¾-acre lot. Offering a generous footprint and classic brick exterior, this property has sustained extensive fire damage and is being sold as-is. Prior to the fire, the home featured multiple bedrooms, ample living space, and charming architectural details typical of its era. The solid brick construction and sizable lot provide a strong foundation for renovation, restoration, or potential rebuild. The expansive ¾-acre parcel offers mature trees, privacy, and plenty of room for future improvements, outdoor living areas, or expansion. Ideal for investors, builders, or buyers looking for a project with significant upside potential. Bring your vision and transform this property into something special. Serious inquiries only.

ⓘ 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: $574 · $48/mo
• Projected year-2 tax: $574 · $48/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥99°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: $13,775
• − Mortgage interest: −$1,456
• − Property taxes: −$574
• − Insurance: −$130
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$756
• Taxable income: $8,655
• Est. tax owed @ 24.0%: −$2,077
• After-tax cash flow: $6,465/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: Southeastern Greene SD
• NCES district ID: 4222200
• Math proficiency: 41% ▼ -14.00%
• Reading proficiency: 54% ▼ -10.00%
• Median HH income: $45,654
• Composite: 40.25/100
• National rank: #3769
• State rank: #237 of 539 in PA

Livability — Mapletown

• Score: 52/100
• State rank: #1688
• US rank: #24951

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,500

Population outlook (Greene County) Hauer SSP2

• Today (2025): 34,975 people
• By 2030: 33,554 · -4.1%
• By 2040: 30,615 · -12.5%
• By 2050: 27,819 · -20.5%
• By 2075: 21,678 · -38.0%
• By 2100: 16,318 · -53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 11% Scottish 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Russian/Polish/Slavic 2% German/W. Germanic 1%

Political lean MEDSL · Greene

• 2024 margin: Solid R (+44.8) · D 26.6% · R 71.5% · Other 1.9%
• 2008→2024 swing: -44.4pp toward R · 2008: -0.4pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+43.4 2016: R+41.7 2012: R+17.6 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-13.3% since first listed

3 events — show timeline

• 2026-05-02 Pending — West Penn MLS
• 2026-04-28 Price Changed $26,000 West Penn MLS
• 2026-02-24 Listed $30,000 West Penn MLS

Property tax history

-7.1%/yr

Latest (2025): $574 · +0.9% YoY. Source: county tax records.