101 Orchard St · Moscow, PA 18444

$279,000

3 bd · 1.5 ba · 2,010 sqft · SingleFamily · 3 Days on market

Built 1954 8,276 sqft lot $139/sqft · at area comps Est $288k · at est.

---

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).

• Appreciation +10.0/10.0
• ARV discount +8.9/15.0
• Cash flow +6.7/30.0
• Schools +5.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0

Listing remarks

One level living with 3 bedrooms, 1.5 baths, first floor laundry, all appliances included, hardwood floors in most rooms, heated sunroom, walk up attic, built-in basement garage , cedar closets, landscaped corner lot i the heart of the community.

Key facts

• Heated sunroom
• Walk up attic
• Cedar closets

Tags

• FIRST FLOOR LAUNDRY
• HEATED SUNROOM
• WALK UP ATTIC
• BUILT-IN BASEMENT GARAGE
• CEDAR CLOSETS
• LANDSCAPED CORNER LOT

Property features AI

Exterior

• Parking: Attached or detached 1-car garage; Oversized garage; Driveway parking; 2 off-street/open parking spaces
• Utilities: Public water; Public sewer; 100 amp electric service; Electricity connected; Cable available; Phone available
• Home design: Single family house; One level; Built in 1954
• Construction: Aluminum siding; Shingle roof; Block foundation
• Exterior features: Deck; Rain gutters; Corner lot, level; Public maintained asphalt city street frontage

Interior

• Kitchen: Breakfast bar; Range / Electric range; Refrigerator; Dishwasher
• Bedrooms: 3 bedrooms (one bedroom leads to walk-up attic)
• Flooring: Hardwood; Carpet; Linoleum; Ceramic tile in primary bathroom
• Bathrooms: 1 full bathroom; 1 half bathroom (powder room)
• Heating & cooling: Baseboard heating (oil); Ceiling fan(s)
• Interior features: Breakfast bar; Storm door(s); Attic with storage and walk-up access; Full basement partially finished
• Laundry & utility: Washer; Dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $-450 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (23.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (32.9% below list).
• Recommended offer: $187k (32.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 78/100 on livability (#298 in PA, #2,633 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• North Pocono SD (rural): math 45% / reading 71% proficiency, ranked #82 of 539 in PA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Moscow El Sch (math 62% / reading 82%, grade A-, #123 of 1,518 statewide, top 9%, 591 students, 43% FRL); North Pocono Ms (math 25% / reading 69%, grade D+, #163 of 512 statewide, top 33%, 665 students, 36% FRL); North Pocono Hs (math 72%, 905 students, 33% FRL).
• Market conditions: 97 active listings in the ZIP; 251 units permitted in Lackawanna County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Lackawanna County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $187,139 (32.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1954 — 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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: 0.67% ✗
• Cap rate: 4.36%
• Cash-on-cash: -6.91%
• DSCR: 0.69
• GRM: 12.4

CMA / ARV

• ARV (median comp): $287,652
• List price: $279,000
• Delta: -3.01%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Orchard St	0.00mi	3/1.5	2,010 (0%)	1mo	$264,000	$131	100
708 Pin Oak Pl	0.51mi	3/2.0	2,010 (0%)	1mo	$545,000	$271	74
216 Maple St	0.22mi	4/1.0 (+1)	1,896 (-6%)	6mo	$237,400	$125	68
618 Beech St	0.22mi	3/2.0	2,160 (+8%)	13mo	$299,900	$139	65
206 Gardner St	0.18mi	4/3.0 (+1)	2,309 (+15%)	16mo	$275,000	$119	43
203 Julia St	0.70mi	3/2.0	1,846 (-8%)	14mo	$340,000	$184	40

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: 19.4%
• Equity multiple: 2.58×
• Total profit: $123,337
• Equity at exit: $251,345

10-year hold

• IRR: 17.9%
• Equity multiple: 5.94×
• Total profit: $385,787
• Equity at exit: $542,036

Cash invested: $78,120 (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 18444

• Home prices YoY: 24.9%
• Active inventory: 97
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,871 medium
• Mortgage (P&I): −$1,463
• Tax est. 1.5%: −$349 /mo · $4,185/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-450

Break-even live

Break-even rent $2,441

Max offer price $213,927

Occupancy floor —

Sensitivity live

Price	-10% $-257	-5% $-353	+0% $-450	+5% $-546	+10% $-643
Rent	-10% $-598	-5% $-524	+0% $-450	+5% $-376	+10% $-302
Rate	-1.0pp $-309	-0.5pp $-379	base $-450	+0.5pp $-522	+1.0pp $-596

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-09
   status Pending 246-char remark
2. 2026-05-07
   price $279,000 246-char remark
3. 2026-05-06
   listed $2,790,000 Active 246-char remark

ⓘ 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 2/10 Low 7 d/yr ≥89°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $22,457
• − Mortgage interest: −$15,628
• − Property taxes: −$4,185
• − Insurance: −$1,395
• − Repairs & maintenance: −$1,797
• − Management: −$1,797
• − Depreciation: −$8,116
• Taxable loss: −$10,461
• Est. tax savings @ 24.0%: +$2,511
• After-tax cash flow: $-2,886/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: North Pocono SD
• NCES district ID: 4217310
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 71% ▼ -2.00%
• Median HH income: $59,555
• Composite: 50.23/100
• National rank: #1894
• State rank: #82 of 539 in PA

Livability — Moscow

• Score: 78/100
• State rank: #298
• US rank: #2633

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moscow, PA
• City population: 13,681
• Population (ZIP): 13,681

Population outlook (Lackawanna County) Hauer SSP2

• Today (2025): 210,652 people
• By 2030: 208,623 · -1.0%
• By 2040: 203,980 · -3.2%
• By 2050: 201,069 · -4.5%
• By 2075: 205,026 · -2.7%
• By 2100: 210,851 · +0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 16% Scotch-Irish 4% Slovak 2%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 97% English-only · Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Lackawanna

• 2024 margin: Toss-up / Even · D 51.0% · R 48.3%
• 2008→2024 swing: -23.2pp toward R · 2008: 26.0pp · 2024: 2.8pp
• All cycles: 2024: D+2.8 2020: D+8.4 2016: D+3.4 2012: D+27.4 2008: D+26.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 85.51%
• Current HPI: 428.8661
• 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

-90.5% since first listed

5 events — show timeline

• 2026-06-05 Sold (Public Records) $264,000 Public Records
• 2026-06-05 Sold (MLS) $264,000 GSBR as distributed by MLS GRID
• 2026-05-09 Pending — GSBR as distributed by MLS GRID
• 2026-05-07 Price Changed $279,000 GSBR as distributed by MLS GRID
• 2026-05-06 Listed $2,790,000 GSBR as distributed by MLS GRID

Property tax history

+33.7%/yr

Latest (2026): $79,533 · +1823.8% YoY. Source: county tax records.