107 Keystone Hls Unit 407 · Clinton, PA 18419

$149,000

3 bd · 1.5 ba · 1,600 sqft · Townhouse · 48 Days on market

Built 1970 Fair condition 6,098 sqft lot $93/sqft · 26% below area Est $201k · 26% under ↓ 6% 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 +23.3/30.0
• ARV discount +15.0/15.0
• Appreciation +7.8/10.0
• DSCR +7.5/10.0
• 1% rule +6.1/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Cheaper than rent!!! Very nice 2 story Townhouse with 3 Bedrooms, 1 and 1/2 Bathrooms. Livingroom, Dining room and Kitchen on first floor, 3 bedrooms on second. Nice Deck off Living room. Full Basement with Washer, Dryer and Freezer leads to back yard. Main level floors have all been replaced! Come take a look!

Key facts

• Back yard
• Full basement
• Deck off living room

Tags

• DECK OFF LIVING ROOM
• FULL BASEMENT
• BACK YARD

Property features AI

Exterior

• Parking: Asphalt assigned parking
• Utilities: Cable available; Water connected; Sewer connected (public sewer); Electricity connected; 200+ amp electrical service with circuit breakers
• Home design: Townhouse, attached; Two levels; Updated / remodeled; Built in 1970
• Construction: Brick veneer and vinyl siding; Composition / shingle roof; Block foundation
• Exterior features: Balcony; Patio; Rear porch; Back yard

Interior

• Kitchen: Built-in electric range; Free-standing refrigerator; Freezer
• Bedrooms: 3 bedrooms (Primary bedroom with tile and hall linen closet; Bedroom 2 with carpet and closet)
• Flooring: Carpet; Tile; Laminate
• Bathrooms: 2 bathrooms total — 1 full bathroom and 1 half bathroom
• Heating & cooling: Electric baseboard heating; Ceiling fans; Window AC units
• Interior features: Ceiling fans; Drywall; Double vanity; Crawl opening (attic); Unfinished basement (block, concrete)
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $149k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $145k (3.0% 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 $42k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Recommended offer $144,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.11% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.88%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (median comp): $200,941
• List price: $149,000
• Delta: -25.85%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 20.9%
• Equity multiple: 2.35×
• Total profit: $56,496
• Equity at exit: $89,426

10-year hold

• IRR: 20.2%
• Equity multiple: 4.69×
• Total profit: $153,739
• Equity at exit: $158,630

Cash invested: $41,720 (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 18419

• Home prices YoY: 2.2%
• Active inventory: 30
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $274

Break-even live

Break-even rent $1,303

Max offer price $149,000

Occupancy floor 78%

Sensitivity live

Price	-10% $377	-5% $325	+0% $274	+5% $222	+10% $171
Rent	-10% $143	-5% $209	+0% $274	+5% $339	+10% $404
Rate	-1.0pp $349	-0.5pp $312	base $274	+0.5pp $235	+1.0pp $196

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: $37,250
• Closing costs: $4,470
• 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 16 events

1. 2026-06-19
   remarks 314-char remark
2. 2026-06-18
   days on market $149,000 Active 48 DOM
3. 2026-06-17
   days on market $149,000 Active 47 DOM
4. 2026-06-16
   days on market $149,000 Active 46 DOM
5. 2026-06-15
   days on market $149,000 Active 45 DOM
6. 2026-06-14
   days on market $149,000 Active 43 DOM
7. 2026-06-13
   days on market $149,000 Active 42 DOM
8. 2026-06-10
   days on market $149,000 Active 40 DOM
9. 2026-06-09
   days on market $149,000 Active 39 DOM
10. 2026-06-08
    days on market $149,000 Active 38 DOM
11. 2026-06-07
    pricedays on market $149,000 Active 37 DOM
12. 2026-06-02
    days on market $152,500 Active 32 DOM
13. 2026-06-01
    days on market $152,500 Active 31 DOM
14. 2026-05-31
    days on market $152,500 Active 30 DOM
15. 2026-05-30
    days on market $152,500 Active 29 DOM
16. 2026-04-29
    listed $159,000 Active 277-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 ≥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: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$4,335
• Taxable income: $971
• Est. tax owed @ 24.0%: −$233
• After-tax cash flow: $3,052/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

This townhouse requires moderate renovations, focusing on kitchen flooring and bathroom updates, to significantly enhance its value.

Repairs flagged

• Major Kitchen flooring — Visible damage and needs replacement
• Moderate Bathroom updates — Outdated fixtures and cabinets

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace kitchen flooring — New flooring improves functionality and appearance
• Both Update bathroom fixtures and cabinets — Modern updates increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen flooring · Visible damage and needs replacement	Major	$15,000–50,000
Bathroom updates · Outdated fixtures and cabinets	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$18,000–65,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen flooring — New flooring improves functionality and appearance ↑
• Both Update bathroom fixtures and cabinets — Modern updates increase both resale and rental value ↑

ⓘ 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

-6.3% since first listed

3 events — show timeline

• 2026-06-03 Price Changed $149,000 GSBR as distributed by MLS GRID
• 2026-05-20 Price Changed $152,500 GSBR as distributed by MLS GRID
• 2026-04-29 Listed $159,000 GSBR as distributed by MLS GRID