107 Keystone Hills Rd #405 · Clinton, PA 18419

$146,500

3 bd · 1.5 ba · 1,600 sqft · Townhouse · 30 Days on market

Built 1970 Fair condition 6,098 sqft lot

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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 +24.2/30.0
• DSCR +7.8/10.0
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Own this spacious 3-bedroom, 1.5-bath townhouse and NO HOA fees. Features a 1st-floor kitchen with stainless steel appliances; new refrigerator(2023) dishwasher, and stove, tiled floor, and a half bath. Living room opens with a sliding door to the back deck. The 2nd floor offers 3 bedrooms and a new bath fitters shower. The unfinished lower level is an open area ready to be finished to add extra living space, with a separate laundry area and new 2026 hot water heater. A sliding door opens to a backyard wooded setting.

Key facts

• 1st-floor kitchen
• Back deck
• 2 parking spots

Tags

• 1ST-FLOOR KITCHEN
• STAINLESS STEEL APPLIANCES
• BACK DECK
• NEW BATH FITTERS SHOWER
• UNFINISHED LOWER LEVEL
• BACKYARD WOODED SETTING

Property features AI

Finance

• HOA & community: No community features reported

Exterior

• Parking: Asphalt on-site parking; Unassigned spaces; Shared driveway; Off-street parking; Detached (no garage); 2 parking spaces total
• Security: No specific security systems reported
• Utilities: Public water; Public sewer; Electricity connected (100 amp service); Propane available; Cable connected
• Home design: Townhouse (residential); Two levels; Front entry location; Built in 1970
• Construction: Block, plaster, and brick construction; Asbestos shingle roof; Block/combination foundation; Has full heated basement with walk-up and walk-out access and crawl opening
• Exterior features: Deck; Rain gutters; Exterior storage; Partially fenced yard; Back and front yard space; Open lot, not in a development

Interior

• Kitchen: Refrigerator; Electric oven; Self-cleaning oven; Dishwasher
• Bedrooms: 3 bedrooms total; Primary bedroom with ceiling fan and two closets; Bedroom 2 includes air conditioner
• Flooring: Hardwood (in living and dining areas); Carpet in bedrooms; Tile in kitchen and bathrooms; Painted/stained surfaces
• Bathrooms: 2 bathrooms total (1 full, 1 half); Primary half bath with tile floor; Second bathroom with tile floor and new Bathfitter shower
• Heating & cooling: Baseboard heating; Propane heating available; Space heater; Electric heating; Ceiling fans; Window air conditioning units
• Interior features: Ceiling fans throughout; Double-pane windows; Sliding doors; Storm door(s); Dehumidifier; No fireplace reported
• Laundry & utility: Washer and dryer included; Laundry located inside and in basement; Electric water heater; Humidifier

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $146k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $146k).
• Recommended offer: $144k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#556 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Lackawanna Trail SD (suburban): math 39% / reading 53% proficiency, ranked #248 of 539 in PA (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 30 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 33 units permitted in Wyoming County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (5.5% local appreciation)).
• Wyoming County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.5% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($144k) is reasonable based on typical stale-listing flexibility.

Recommended offer $144,302 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.13% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.52%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.55% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.4%
• Equity multiple: 2.39×
• Total profit: $56,941
• Equity at exit: $87,926

10-year hold

• IRR: 20.7%
• Equity multiple: 4.76×
• Total profit: $154,169
• Equity at exit: $155,968

Cash invested: $41,020 (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 18419

• Home prices YoY: 2.2%
• Active inventory: 30
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$768
• Tax est. 1.5%: −$183 /mo · $2,198/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $291

Break-even live

Break-even rent $1,282

Max offer price $146,500

Occupancy floor 77%

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: $36,625
• Closing costs: $4,395
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
277 Riverside Dr Unit C Factoryville, PA	3.0	1.0	1113	$1,650	$1.48	44d	1	0.62mi

Listing history 15 events

1. 2026-06-18
   days on market $146,500 Active 30 DOM
2. 2026-06-17
   days on market $146,500 Active 29 DOM
3. 2026-06-16
   days on market $146,500 Active 28 DOM
4. 2026-06-15
   days on market $146,500 Active 27 DOM
5. 2026-06-14
   days on market $146,500 Active 25 DOM
6. 2026-06-13
   pricedays on market $146,500 Active 24 DOM
7. 2026-06-10
   days on market $153,900 Active 22 DOM
8. 2026-06-09
   days on market $153,900 Active 21 DOM
9. 2026-06-08
   days on market $153,900 Active 20 DOM
10. 2026-06-07
    days on market $153,900 Active 19 DOM
11. 2026-06-02
    days on market $153,900 Active 14 DOM
12. 2026-06-01
    days on market $153,900 Active 13 DOM
13. 2026-05-31
    days on market $153,900 Active 12 DOM
14. 2026-05-30
    days on market $153,900 Active 11 DOM
15. 2026-05-18
    listed $153,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,800
• − Mortgage interest: −$8,206
• − Property taxes: −$2,198
• − Insurance: −$732
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$4,262
• Taxable income: $1,234
• Est. tax owed @ 24.0%: −$296
• After-tax cash flow: $3,197/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

The property is in fair condition with moderate rehab needed. It has a spacious layout and new appliances, but some exterior painting and landscaping improvements can enhance its value.

Repairs flagged

• Minor Paint — Some discoloration on exterior siding
• Minor Landscaping — Some overgrown areas around the house

Value-add opportunities

• Resale Paint exterior — Fresh paint can improve curb appeal
• Rental Landscaping — Well-maintained landscaping can attract tenants

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Some discoloration on exterior siding	Minor	$500–3,000
Landscaping · Some overgrown areas around the house	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint exterior — Fresh paint can improve curb appeal ↑
• Rental Landscaping — Well-maintained landscaping can attract tenants ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Lackawanna Trail SD
• NCES district ID: 4212990
• Math proficiency: 39% ▼ -7.00%
• Reading proficiency: 53% ▼ -13.00%
• Median HH income: $53,071
• Composite: 39.71/100
• National rank: #3904
• State rank: #248 of 539 in PA

Livability — Clinton

• Score: 73/100
• State rank: #556
• US rank: #5185

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,868

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 (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 4% Black 2%
• Common ancestry: Romanian 13% Slovak 3% Scotch-Irish 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% 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: ▲ 5.55%
• Current HPI: 258.6724
• 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

1 event — show timeline

• 2026-05-18 Listed $153,900 GSBR as distributed by MLS GRID