155 Hickory Hill Rd · Starrucca, PA 18462

$249,000

2 bd · 1.0 ba · 897 sqft · SingleFamily public records · 74 Days on market

Built 1875 2.17 ac lot $278/sqft · 49% above area Est $307k · 19% under

---

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 +13.8/30.0
• Appreciation +5.7/10.0
• Schools +4.7/10.0
• DSCR +4.2/10.0
• 1% rule +3.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This charming two-bedroom, one-bath home has been thoughtfully updated to create a warm and inviting atmosphere -- the perfect place to start homeownership. A standout feature is the detached two-car garage with a heated interior and dedicated laundry area, plus a separate studio-style apartment above. This flexible space is ideal for guests, extended family, or rental income potential. For those who need extra storage or hobby space, the additional three-car pole building offers exceptional room for vehicles, UTVs, snowmobiles, and recreational equipment. Outdoor enthusiasts will love the location -- with direct access to the ''G'' snowmobile trail just steps from the property and Elk Mountain Ski Resort only a short drive away, offering year-round enjoyment from winter skiing to summer events and scenic beauty. With its combination of charm, versatility, and proximity to year-round recreation, this property offers excellent potential as a primary residence, vacation getaway, or income-producing Airbnb investment. All information is approximate not warranted or guaranteed.

Key facts

• Heated interior
• 2.17 acre lot
• 5 garage spots

Tags

• DETACHED TWO CAR GARAGE
• HEATED INTERIOR
• DEDICATED LAUNDRY AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $21 ($249/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 $212k (14.9% below list).
• Recommended offer: $212k (14.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#1,635 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B; Watch: employment C-, amenities F, commute F.
• Wayne Highlands SD (town): math 48% / reading 64% proficiency, ranked #115 of 539 in PA (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Preston Sch (math 37% / reading 57%, grade D-, #737 of 1,518 statewide, top 52%, 160 students, 54% FRL); Wayne Highlands Ms (math 37% / reading 65%, grade C, #116 of 512 statewide, top 24%, 376 students, 46% FRL); Honesdale Hs (math 72% / reading 24%, grade D, #153 of 437 statewide, top 37%, 697 students, 44% FRL).
• Market conditions: 11 active listings in the ZIP; 177 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($2k loan paydown + $4k appreciation (1.4% local appreciation)).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($234k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $155k; list at $249k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1875 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $211,877 (14.9% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1875 — 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. 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: 0.85% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.36%
• DSCR: 1.02
• GRM: 9.8

CMA / ARV

• ARV (median comp): $307,435
• List price: $249,000
• Delta: -19.01%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

1.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.16×
• Total profit: $11,408
• Equity at exit: $90,789

10-year hold

• IRR: 7.3%
• Equity multiple: 1.93×
• Total profit: $65,180
• Equity at exit: $125,258

Cash invested: $69,720 (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 18462

• Home prices YoY: 0.9%
• Active inventory: 11
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,119 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$244 /mo · $2,922/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $21

Break-even live

Break-even rent $2,092

Max offer price $249,000

Occupancy floor 94%

Sensitivity live

Price	-10% $162	-5% $91	+0% $21	+5% $-50	+10% $-120
Rent	-10% $-147	-5% $-63	+0% $21	+5% $104	+10% $188
Rate	-1.0pp $146	-0.5pp $84	base $21	+0.5pp $-44	+1.0pp $-109

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-13
   status Pending 1090-char remark

   Show marketing remark (1090 chars)

   This charming two-bedroom, one-bath home has been thoughtfully updated to create a warm and inviting atmosphere -- the perfect place to start homeownership. A standout feature is the detached two-car garage with a heated interior and dedicated laundry area, plus a separate studio-style apartment above. This flexible space is ideal for guests, extended family, or rental income potential. For those who need extra storage or hobby space, the additional three-car pole building offers exceptional room for vehicles, UTVs, snowmobiles, and recreational equipment. Outdoor enthusiasts will love the location -- with direct access to the ''G'' snowmobile trail just steps from the property and Elk Mountain Ski Resort only a short drive away, offering year-round enjoyment from winter skiing to summer events and scenic beauty. With its combination of charm, versatility, and proximity to year-round recreation, this property offers excellent potential as a primary residence, vacation getaway, or income-producing Airbnb investment. All information is approximate not warranted or guaranteed.

2. 2026-02-27
   listed $249,000 Active 1090-char remark

   Show marketing remark (1090 chars)

   This charming two-bedroom, one-bath home has been thoughtfully updated to create a warm and inviting atmosphere -- the perfect place to start homeownership. A standout feature is the detached two-car garage with a heated interior and dedicated laundry area, plus a separate studio-style apartment above. This flexible space is ideal for guests, extended family, or rental income potential. For those who need extra storage or hobby space, the additional three-car pole building offers exceptional room for vehicles, UTVs, snowmobiles, and recreational equipment. Outdoor enthusiasts will love the location -- with direct access to the ''G'' snowmobile trail just steps from the property and Elk Mountain Ski Resort only a short drive away, offering year-round enjoyment from winter skiing to summer events and scenic beauty. With its combination of charm, versatility, and proximity to year-round recreation, this property offers excellent potential as a primary residence, vacation getaway, or income-producing Airbnb investment. All information is approximate not warranted or guaranteed.

3. 2021-12-21
   soldstatus $155,000
4. 1987-01-29
   soldstatus $22,000

ⓘ 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: $2,922 · $244/mo
• Projected year-2 tax: $3,428 · $286/mo
• Expected delta: +$506/yr (+$42/mo · 17.3%)

ⓘ 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 1/10 Low 7 d/yr ≥89°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $25,425
• − Mortgage interest: −$13,948
• − Property taxes: −$2,922
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,034
• − Management: −$2,034
• − Depreciation: −$7,244
• Taxable loss: −$4,001
• Est. tax savings @ 24.0%: +$960
• After-tax cash flow: $1,210/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: Wayne Highlands SD
• NCES district ID: 4224970
• Math proficiency: 48% ▼ -12.00%
• Reading proficiency: 64% ▼ -10.00%
• Median HH income: $46,476
• Composite: 47.36/100
• National rank: #2292
• State rank: #115 of 539 in PA

Livability — Starrucca

• Score: 56/100
• State rank: #1635
• US rank: #22529

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 545
• Population (ZIP): 545

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 47,924 people
• By 2030: 46,191 · -3.6%
• By 2040: 42,815 · -10.7%
• By 2050: 39,873 · -16.8%
• By 2075: 34,556 · -27.9%
• By 2100: 28,358 · -40.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Iranian 12% Romanian 6% Lithuanian 3%
• Foreign-born: 3%
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+37.1) · D 31.1% · R 68.2%
• 2008→2024 swing: -24.8pp toward R · 2008: -12.3pp · 2024: -37.1pp
• All cycles: 2024: R+37.1 2020: R+33.6 2016: R+39.7 2012: R+20.9 2008: R+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.44%
• Current HPI: 166.7787
• 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

+1031.8% since first listed

4 events — show timeline

• 2026-05-13 Pending — GSBR as distributed by MLS GRID
• 2026-02-27 Listed $249,000 GSBR as distributed by MLS GRID
• 2021-12-21 Sold (Public Records) $155,000 Public Records
• 1987-01-29 Sold (Public Records) $22,000 Public Records

Property tax history

+3.7%/yr

Latest (2026): $2,922 · +2.6% YoY. Source: county tax records.