5 Runyan Rd · Hummels Wharf, PA 17870

$80,000

2 bd · 1.5 ba · 1,568 sqft · SingleFamily · 218 Days on market

Built 1900 0.29 ac lot $51/sqft · 67% below area ↓ 54% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUGE PRICE DROP Now $80K, this fixer-upper sits on a spacious 0.29-acre lot and is full of opportunity for investors, flippers, or buyers ready to create their dream home. With the right updates and vision, this property could be transformed into a fantastic home with strong resale potential. The generous lot provides plenty of room for outdoor improvements, landscaping, or expansion to maximize value. Located close to shopping centers, restaurants, and everyday conveniences in Selinsgrove School District, making it an attractive option for future homeowners or rental potential. Great opportunity to add value--Call Kayla to schedule a showing today! 570-900-1861

Key facts

• 0.29-acre lot
• Outdoor space
• Conveniently located

Tags

• SELINSGROVE SCHOOL DISTRICT
• 0.29-ACRE LOT
• OUTDOOR SPACE
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#615 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Selinsgrove Area SD (town): math 46% / reading 60% proficiency, ranked #138 of 539 in PA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 49 active listings in the ZIP; 48 units permitted in Snyder County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Snyder County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 218 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 218 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 1.40% ✓
• Cap rate: 11.16%
• Cash-on-cash: 17.38%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

• ARV (median comp): $242,477
• List price: $80,000
• Delta: -67.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Banyan St	0.17mi	3/1.5 (+1)	1,452 (-7%)	11mo	$189,900	$131	66
3 Pavilion Ln	0.48mi	3/1.5 (+1)	1,584 (+1%)	14mo	$232,200	$147	60
169 Pine Ln	0.65mi	3/2.0 (+1)	1,584 (+1%)	2mo	$230,000	$145	59
6721 Park Rd	0.17mi	3/1.0 (+1)	1,788 (+14%)	8mo	$255,000	$143	56
23 Mill Rd	0.37mi	2/2.0	1,350 (-14%)	10mo	$175,000	$130	50
6561 Park Rd	0.30mi	3/2.0 (+1)	1,764 (+12%)	11mo	$262,500	$149	49
512 Rolling Grn	0.47mi	3/2.5 (+1)	1,710 (+9%)	8mo	$290,000	$170	47
102 Edbert St	0.29mi	3/1.0 (+1)	1,342 (-14%)	16mo	$164,000	$122	42
106 Park Ave	0.37mi	3/2.5 (+1)	1,803 (+15%)	16mo	$265,000	$147	36

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: 8.8%
• Equity multiple: 1.34×
• Total profit: $7,721
• Equity at exit: $11,928

10-year hold

• IRR: 18.0%
• Equity multiple: 2.49×
• Total profit: $33,414
• Equity at exit: $6,917

Cash invested: $22,400 (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 17870

• Active inventory: 49
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,117 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$105 /mo · $1,264/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $324

Break-even live

Break-even rent $707

Max offer price $80,000

Occupancy floor 66%

Sensitivity live

Price	-10% $370	-5% $347	+0% $324	+5% $302	+10% $279
Rent	-10% $236	-5% $280	+0% $324	+5% $369	+10% $413
Rate	-1.0pp $365	-0.5pp $345	base $324	+0.5pp $304	+1.0pp $283

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-10
   status Pending 673-char remark

   Show marketing remark (673 chars)

   HUGE PRICE DROP Now $80K, this fixer-upper sits on a spacious 0.29-acre lot and is full of opportunity for investors, flippers, or buyers ready to create their dream home. With the right updates and vision, this property could be transformed into a fantastic home with strong resale potential. The generous lot provides plenty of room for outdoor improvements, landscaping, or expansion to maximize value. Located close to shopping centers, restaurants, and everyday conveniences in Selinsgrove School District, making it an attractive option for future homeowners or rental potential. Great opportunity to add value--Call Kayla to schedule a showing today! 570-900-1861

2. 2026-05-05
   price $80,000 673-char remark

   Show marketing remark (673 chars)

   HUGE PRICE DROP Now $80K, this fixer-upper sits on a spacious 0.29-acre lot and is full of opportunity for investors, flippers, or buyers ready to create their dream home. With the right updates and vision, this property could be transformed into a fantastic home with strong resale potential. The generous lot provides plenty of room for outdoor improvements, landscaping, or expansion to maximize value. Located close to shopping centers, restaurants, and everyday conveniences in Selinsgrove School District, making it an attractive option for future homeowners or rental potential. Great opportunity to add value--Call Kayla to schedule a showing today! 570-900-1861

3. 2026-03-14
   price $125,000 673-char remark

   Show marketing remark (673 chars)

   HUGE PRICE DROP Now $80K, this fixer-upper sits on a spacious 0.29-acre lot and is full of opportunity for investors, flippers, or buyers ready to create their dream home. With the right updates and vision, this property could be transformed into a fantastic home with strong resale potential. The generous lot provides plenty of room for outdoor improvements, landscaping, or expansion to maximize value. Located close to shopping centers, restaurants, and everyday conveniences in Selinsgrove School District, making it an attractive option for future homeowners or rental potential. Great opportunity to add value--Call Kayla to schedule a showing today! 570-900-1861

4. 2025-11-01
   price $150,000 673-char remark

   Show marketing remark (673 chars)

   HUGE PRICE DROP Now $80K, this fixer-upper sits on a spacious 0.29-acre lot and is full of opportunity for investors, flippers, or buyers ready to create their dream home. With the right updates and vision, this property could be transformed into a fantastic home with strong resale potential. The generous lot provides plenty of room for outdoor improvements, landscaping, or expansion to maximize value. Located close to shopping centers, restaurants, and everyday conveniences in Selinsgrove School District, making it an attractive option for future homeowners or rental potential. Great opportunity to add value--Call Kayla to schedule a showing today! 570-900-1861

5. 2025-10-03
   listed $175,000 Active 673-char remark

   Show marketing remark (673 chars)

   HUGE PRICE DROP Now $80K, this fixer-upper sits on a spacious 0.29-acre lot and is full of opportunity for investors, flippers, or buyers ready to create their dream home. With the right updates and vision, this property could be transformed into a fantastic home with strong resale potential. The generous lot provides plenty of room for outdoor improvements, landscaping, or expansion to maximize value. Located close to shopping centers, restaurants, and everyday conveniences in Selinsgrove School District, making it an attractive option for future homeowners or rental potential. Great opportunity to add value--Call Kayla to schedule a showing today! 570-900-1861

ⓘ 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: $1,264 · $105/mo
• Projected year-2 tax: $1,264 · $105/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 5/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $13,408
• − Mortgage interest: −$4,481
• − Property taxes: −$1,264
• − Insurance: −$400
• − Repairs & maintenance: −$1,073
• − Management: −$1,073
• − Depreciation: −$2,327
• Taxable income: $2,790
• Est. tax owed @ 24.0%: −$670
• After-tax cash flow: $3,224/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: Selinsgrove Area SD
• NCES district ID: 4221120
• Math proficiency: 46% ▼ -13.00%
• Reading proficiency: 60% ▼ -10.00%
• Median HH income: $51,182
• Composite: 45.33/100
• National rank: #2642
• State rank: #138 of 539 in PA

Livability — Hummels Wharf

• Score: 72/100
• State rank: #615
• US rank: #5911

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hummels Wharf, PA
• Population (ZIP): 14,538

Population outlook (Snyder County) Hauer SSP2

• Today (2025): 41,720 people
• By 2030: 42,207 · +1.2%
• By 2040: 42,918 · +2.9%
• By 2050: 43,125 · +3.4%
• By 2075: 42,498 · +1.9%
• By 2100: 39,544 · -5.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3% Black 2%
• Common ancestry: Romanian 7% Lithuanian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 2% German/W. Germanic 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Snyder

• 2024 margin: Solid R (+47.0) · D 26.1% · R 73.2%
• 2008→2024 swing: -17.8pp toward R · 2008: -29.2pp · 2024: -47.0pp
• All cycles: 2024: R+47.0 2020: R+47.4 2016: R+47.3 2012: R+35.9 2008: R+29.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.74%
• Current HPI: 97.5016
• 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

-54.3% since first listed

5 events — show timeline

• 2026-05-10 Pending — CSVBR
• 2026-05-05 Price Changed $80,000 CSVBR
• 2026-03-14 Price Changed $125,000 CSVBR
• 2025-11-01 Price Changed $150,000 CSVBR
• 2025-10-03 Listed $175,000 CSVBR

Property tax history

+1.6%/yr

Latest (2026): $1,264 · +2.6% YoY. Source: county tax records.