146 6th St · Blakely, PA 18447

$199,000

5 bd · 2.0 ba · 2,710 sqft · Other · 59 Days on market

Built 1925 7,405 sqft lot ↓ 9% 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).

• Cash flow +25.5/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

TWO remodeled homes, a 3 BRM and a 2 BRM on one lot means your tenants enjoy privacy in their OWN home without sharing walls. It also means your taxes stay low as its one lot for two homes. The rear home features a new furnace and a new water heater for terrific efficiency. Fully occupied month to month, these homes bring steady income of 1900 a month and landlord ONLY pays sewer and garbage. There is no borough tax in Blakely Borough so that's another savings to the landlord. These rentals are always in demand and super easy to rent if one was to become vacant, but the happy tenants wish to stay if possible. Photos are from the owner at the time of the recent last remodel to protect the te

Key facts

• New furnace
• No borough tax
• New water heater

Tags

• REMODELED HOMES
• NEW FURNACE
• NEW WATER HEATER
• ONE LOT
• NO BOROUGH TAX

Property features AI

Finance

• Financial info: Two-unit property; Units furnished: None; Unit 1 (Back House): month-to-month tenancy, no lease; Unit 2 (Front House): month-to-month tenancy, no lease
• HOA & community: Community near a park

Exterior

• Utilities: Public water; Public sewer; Natural gas connected; 100 amp electric service; Cable available; Phone available; Water connected; Sewer connected
• Home design: Residential income property, multi-family (2 units); Built in 1925 (estimated); No common walls; No one above or below (separate units)
• Construction: Shingle roof; Has basement (unfinished)
• Exterior features: Rectangular lot; City street frontage; Paved road

Interior

• Kitchen: Range; Refrigerator; Each unit has a kitchen
• Bedrooms: 5 bedrooms total; Unit 1 (Back House): 3 bedrooms; Unit 2 (Front House): 2 bedrooms
• Bathrooms: 2 full bathrooms total; Unit 1: 1 bathroom; Unit 2: 1 bathroom
• Heating & cooling: Forced air heating; Steam heating (varies by unit); Natural gas heating; Wall air conditioning units
• Interior features: Unfinished basement; Enhanced accessible
• Laundry & utility: Washer/Dryer stacked; Laundry details — see remarks

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath other listed at $199k.

Deal economics

• At list price, monthly cash flow is $463 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $193k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 4.6% in Blakely — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#625 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F.
• Valley View SD (rural): math 34% / reading 57% proficiency, ranked #269 of 539 in PA (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Valley View Intrmd Sch (math 28% / reading 60%, grade F, #858 of 1,518 statewide, top 57%, 540 students, 34% FRL); Valley View Ms (math 8% / reading 52%, grade F, #382 of 512 statewide, top 75%, 563 students, 38% FRL); Valley View Hs (math 72%, 761 students, 25% FRL) — zoned schools at 32% FRL track the district average.
• Market conditions: 15 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 251 units permitted in Lackawanna County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Lackawanna County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $193,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.17% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.97%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -1.3%
• Equity multiple: 0.95×
• Total profit: $-2,722
• Equity at exit: $29,672

10-year hold

• IRR: 8.4%
• Equity multiple: 1.64×
• Total profit: $35,745
• Equity at exit: $17,206

Cash invested: $55,720 (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 18447

• Home prices YoY: -34.0%
• Active inventory: 15
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,327 medium
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $463

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 75%

Sensitivity live

Price	-10% $601	-5% $532	+0% $463	+5% $394	+10% $325
Rent	-10% $279	-5% $371	+0% $463	+5% $555	+10% $647
Rate	-1.0pp $563	-0.5pp $514	base $463	+0.5pp $411	+1.0pp $359

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1614 Scott Rd Unit 1 Blakely, PA	4.0	2.0	3158	$2,200	$0.70	15d	1	0.19mi
710 W Lackawanna Ave Dickson City, PA	4.0	2.0	1900	$1,850	$0.97	45d	1	0.41mi

Listing history 18 events

1. 2026-06-22
   days on market $199,000 Active 59 DOM
2. 2026-06-18
   days on market $199,000 Active 56 DOM
3. 2026-06-17
   days on market $199,000 Active 55 DOM
4. 2026-06-16
   days on market $199,000 Active 54 DOM
5. 2026-06-15
   days on market $199,000 Active 53 DOM
6. 2026-06-14
   days on market $199,000 Active 51 DOM
7. 2026-06-13
   days on market $199,000 Active 50 DOM
8. 2026-06-10
   days on market $199,000 Active 48 DOM
9. 2026-06-09
   days on market $199,000 Active 47 DOM
10. 2026-06-08
    days on market $199,000 Active 46 DOM
11. 2026-06-07
    days on market $199,000 Active 45 DOM
12. 2026-06-03
    days on market $199,000 Active 41 DOM
13. 2026-06-02
    days on market $199,000 Active 40 DOM
14. 2026-06-01
    days on market $199,000 Active 39 DOM
15. 2026-05-31
    days on market $199,000 Active 38 DOM
16. 2026-05-30
    days on market $199,000 Active 37 DOM
17. 2026-05-06
    price $207,000 744-char remark
18. 2026-04-22
    listed $219,000 Active 744-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 3/10 Moderate 7 d/yr ≥94°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,923
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$2,234
• − Management: −$2,234
• − Depreciation: −$5,789
• Taxable income: $2,539
• Est. tax owed @ 24.0%: −$609
• After-tax cash flow: $4,947/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: Valley View SD
• NCES district ID: 4224650
• Math proficiency: 34% ▼ -10.00%
• Reading proficiency: 57% ▼ -12.00%
• Median HH income: $45,562
• Composite: 38.54/100
• National rank: #4174
• State rank: #269 of 539 in PA

Livability — Blakely

• Score: 72/100
• State rank: #625
• US rank: #6020

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blakely, PA
• County: Lackawanna County · 134,448 people
• City population: 5,085
• Metro: Scranton--Wilkes-Barre, PA
• Population (ZIP): 9,470
• Household income: $66,677
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 245.0

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 7% Two or more races 3%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 28% Scotch-Irish 6% Subsaharan African 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -114.34%
• Current HPI: 222.0939
• Rent YoY: —
• Metro: Scranton--Wilkes-Barre, PA
• 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

-9.1% since first listed

3 events — show timeline

• 2026-05-26 Price Changed $199,000 GSBR as distributed by MLS GRID
• 2026-05-06 Price Changed $207,000 GSBR as distributed by MLS GRID
• 2026-04-22 Listed $219,000 GSBR as distributed by MLS GRID

Property tax history

+38.2%/yr

Latest (2026): $48,428 · +2686.5% YoY. Source: county tax records.