21 Bruin Rd · Salem, PA 18436

$265,000

4 bd · 2.0 ba · 1,776 sqft · SingleFamily public records · 165 Days on market

Built 1972 0.79 ac lot $149/sqft · 6% below area Est $318k · 17% under $92/mo HOA · 4% of rent ↓ 7% since listing

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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 +14.2/30.0
• Appreciation +10.0/10.0
• Schools +4.4/10.0
• DSCR +4.3/10.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located on nearly an acre of property in the Indian Rocks community, and featuring lake rights to Lake Wallenpaupack, sits this raised ranch with a walkout basement. The home offers 4 bedrooms, 2 full bathrooms, and a flexible layout with plenty of living space on both levels. The main level features an open floor plan with wood floors, exposed ceiling beams, a wood-burning stone fireplace that anchors the living area, and a complete primary bedroom with a full bath. The kitchen is complete with stainless steel appliances and Corian countertops and connects seamlessly to the dining and living spaces, so you're never removed from the action when preparing a meal in the kitchen!Three additional bedrooms plus a full bathroom are located on the lower level, along with a finished basement that provides additional living or recreation space and a dedicated laundry area. Both bathrooms feature stand-up showers. Step outside to a large rear deck overlooking a wooded setting and great privacy on this extended lot, which continues the living space outdoors. Indian Rocks is a full-amenity community offering a pool, playground, pond, sport courts, boat slips, and lake rights to Lake Wallenpaupack. Convenient access to Interstate 84 adds ease for commuting or vacation travel while still enjoying a recreational and private setting!

Key facts

• Open floor plan
• Corian countertops
• Finished basement

Tags

• OPEN FLOOR PLAN
• WOOD BURNING STONE FIREPLACE
• STAINLESS STEEL APPLIANCES
• CORIAN COUNTERTOPS
• FINISHED BASEMENT
• LARGE REAR DECK

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $43 ($511/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 $230k (13.2% below list).
• Recommended offer: $230k (13.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Western Wayne SD (rural): math 39% / reading 63% proficiency, ranked #165 of 539 in PA (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Evergreen El Sch (math 42% / reading 68%, grade C, #498 of 1,518 statewide, top 33%, 506 students, 64% FRL); Western Wayne Ms (math 21% / reading 61%, grade F, #243 of 512 statewide, top 48%, 411 students, 57% FRL); Western Wayne Hs (math 77% / reading 24%, grade D+, #125 of 437 statewide, top 30%, 545 students, 49% FRL) — zoned schools average 56% FRL vs 41% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 340 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 177 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $74k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $230,000 (13.2% below list)

Questions for the listing agent

1. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.87% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.69%
• DSCR: 1.03
• GRM: 9.6

CMA / ARV

• ARV (median comp): $317,969
• List price: $265,000
• Delta: -16.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50 Bear Rock Rd	0.13mi	3/1.0 (-1)	1,640 (-8%)	5mo	$190,000	$116	68
9 Osprey Cir	0.50mi	3/2.5 (-1)	1,757 (-1%)	9mo	$274,300	$156	60
103 Ridge Cir	0.65mi	3/3.0 (-1)	1,764 (-1%)	8mo	$269,000	$152	53
1 White Pine Cir	0.39mi	3/3.5 (-1)	1,734 (-2%)	20mo	$390,000	$225	50
74 Orion Way	0.51mi	3/2.0 (-1)	1,920 (+8%)	15mo	$320,000	$167	45
142 Fawnwood Cir	0.60mi	3/2.0 (-1)	1,620 (-9%)	9mo	$285,625	$176	45
96 Wild Turkey Circle Cir	0.54mi	3/2.0 (-1)	1,550 (-13%)	17mo	$364,000	$235	35

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: 24.8%
• Equity multiple: 2.98×
• Total profit: $147,039
• Equity at exit: $238,733

10-year hold

• IRR: 21.9%
• Equity multiple: 6.81×
• Total profit: $430,870
• Equity at exit: $514,837

Cash invested: $74,200 (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 18436

• Home prices YoY: 16.9%
• Active inventory: 340
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$182 /mo · $2,188/yr
• Insurance: −$110
• HOA: −$92
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $43

Break-even live

Break-even rent $2,246

Max offer price $265,000

Occupancy floor 93%

Sensitivity live

Price	-10% $193	-5% $118	+0% $43	+5% $-32	+10% $-107
Rent	-10% $-139	-5% $-48	+0% $43	+5% $133	+10% $224
Rate	-1.0pp $176	-0.5pp $110	base $43	+0.5pp $-26	+1.0pp $-96

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Dogwood Ln Lake Ariel, PA	3.0	2.0	1832	$2,300	$1.26	14d	1	0.14mi

HOA detail

• Monthly dues: $92 · $1,104/yr
• Likely covers: pool

Listing history 20 events

1. 2026-06-21
   days on market $265,000 Active 165 DOM
2. 2026-06-18
   days on market $265,000 Active 162 DOM
3. 2026-06-17
   days on market $265,000 Active 161 DOM
4. 2026-06-16
   days on market $265,000 Active 160 DOM
5. 2026-06-15
   days on market $265,000 Active 159 DOM
6. 2026-06-14
   days on market $265,000 Active 157 DOM
7. 2026-06-13
   days on market $265,000 Active 156 DOM
8. 2026-06-10
   days on market $265,000 Active 154 DOM
9. 2026-06-09
   days on market $265,000 Active 153 DOM
10. 2026-06-09
    price $265,000 Active 152 DOM
11. 2026-06-08
    days on market $279,000 Active 152 DOM
12. 2026-06-07
    days on market $279,000 Active 151 DOM
13. 2026-06-03
    days on market $279,000 Active 147 DOM
14. 2026-06-02
    days on market $279,000 Active 146 DOM
15. 2026-06-01
    days on market $279,000 Active 145 DOM
16. 2026-05-31
    days on market $279,000 Active 144 DOM
17. 2026-05-30
    days on market $279,000 Active 143 DOM
18. 2026-04-07
    price $279,000 1339-char remark

    Show marketing remark (1339 chars)

    Located on nearly an acre of property in the Indian Rocks community, and featuring lake rights to Lake Wallenpaupack, sits this raised ranch with a walkout basement. The home offers 4 bedrooms, 2 full bathrooms, and a flexible layout with plenty of living space on both levels. The main level features an open floor plan with wood floors, exposed ceiling beams, a wood-burning stone fireplace that anchors the living area, and a complete primary bedroom with a full bath. The kitchen is complete with stainless steel appliances and Corian countertops and connects seamlessly to the dining and living spaces, so you're never removed from the action when preparing a meal in the kitchen!Three additional bedrooms plus a full bathroom are located on the lower level, along with a finished basement that provides additional living or recreation space and a dedicated laundry area. Both bathrooms feature stand-up showers. Step outside to a large rear deck overlooking a wooded setting and great privacy on this extended lot, which continues the living space outdoors. Indian Rocks is a full-amenity community offering a pool, playground, pond, sport courts, boat slips, and lake rights to Lake Wallenpaupack. Convenient access to Interstate 84 adds ease for commuting or vacation travel while still enjoying a recreational and private setting!

19. 2026-01-07
    listed $289,900 Active 1339-char remark

    Show marketing remark (1339 chars)

    Located on nearly an acre of property in the Indian Rocks community, and featuring lake rights to Lake Wallenpaupack, sits this raised ranch with a walkout basement. The home offers 4 bedrooms, 2 full bathrooms, and a flexible layout with plenty of living space on both levels. The main level features an open floor plan with wood floors, exposed ceiling beams, a wood-burning stone fireplace that anchors the living area, and a complete primary bedroom with a full bath. The kitchen is complete with stainless steel appliances and Corian countertops and connects seamlessly to the dining and living spaces, so you're never removed from the action when preparing a meal in the kitchen!Three additional bedrooms plus a full bathroom are located on the lower level, along with a finished basement that provides additional living or recreation space and a dedicated laundry area. Both bathrooms feature stand-up showers. Step outside to a large rear deck overlooking a wooded setting and great privacy on this extended lot, which continues the living space outdoors. Indian Rocks is a full-amenity community offering a pool, playground, pond, sport courts, boat slips, and lake rights to Lake Wallenpaupack. Convenient access to Interstate 84 adds ease for commuting or vacation travel while still enjoying a recreational and private setting!

20. 2025-09-09
    listed $299,500 Active

ⓘ 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: $2,188 · $182/mo
• Projected year-2 tax: $3,187 · $266/mo
• Expected delta: +$1,000/yr (+$83/mo · 45.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $27,600
• − Mortgage interest: −$14,844
• − Property taxes: −$2,188
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − HOA: −$1,104
• − Depreciation: −$7,709
• Taxable loss: −$3,986
• Est. tax savings @ 24.0%: +$957
• After-tax cash flow: $1,468/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: Western Wayne SD
• NCES district ID: 4226070
• Math proficiency: 39% ▼ -12.00%
• Reading proficiency: 63% ▼ -6.00%
• Median HH income: $51,358
• Composite: 43.65/100
• National rank: #2964
• State rank: #165 of 539 in PA

Livability — Salem

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Indian Rocks, PA
• Population (ZIP): 13,225

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 9% Scotch-Irish 2% Iranian 2%
• Foreign-born: 4%
• Languages at home: 95% English-only · French/Haitian/Cajun 2% Russian/Polish/Slavic 1% Spanish 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: ▲ 47.95%
• Current HPI: 331.9645
• 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

-6.8% since first listed

3 events — show timeline

• 2026-04-07 Price Changed $279,000 PWMLS
• 2026-01-07 Listed $289,900 PWMLS
• 2025-09-09 Listed $299,500 PWMLS

Property tax history

+3.3%/yr

Latest (2026): $2,188 · +3.1% YoY. Source: county tax records.