1703 State Route 502 · Moscow, PA 18444

$129,875

4 bd · 2.0 ba · 1,990 sqft · SingleFamily · 15 Days on market

Built 1960 0.56 ac lot ↓ 12% since listing

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Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Spacious country home offering flexible living options and strong investment potential. This 4-bedroom, 2-bath property features 2 kitchens and 2 separate living areas, ideal for extended family or a mother-in-law setup. Previously configured as a duplex with 2 electric meters. Fixer-upper with great upside for investors. New oil furnace and recently pumped septic. Large lot, heated breezeway, and attached one-car garage complete the package.

Key facts

• 2 kitchens
• Mother-in-law setup
• New oil furnace

Tags

• 2 KITCHENS
• 2 SEPARATE LIVING AREAS
• MOTHER-IN-LAW SETUP
• DUPLEX CONFIGURATION
• NEW OIL FURNACE
• RECENTLY PUMPED SEPTIC

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $639 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#298 in PA, #2,633 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living 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.
• Market conditions: 95 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 $14k of equity ($898 loan paydown + $13k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $60k; list at $130k implies a 116% gain — meaningful room to come down on a strong offer.

Recommended offer $127,926 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.50% ✓
• Cap rate: 12.20%
• Cash-on-cash: 21.09%
• DSCR: 1.94
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $409,940
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1703 State Route 502	0.00mi	4/2.0	1,990 (0%)	1mo	$120,000	$60	99
144 Daleville Hwy	0.69mi	5/2.0 (+1)	1,940 (-2%)	20mo	$400,000	$206	42

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: 40.1%
• Equity multiple: 4.07×
• Total profit: $111,473
• Equity at exit: $117,002

10-year hold

• IRR: 34.5%
• Equity multiple: 9.15×
• Total profit: $296,313
• Equity at exit: $252,319

Cash invested: $36,365 (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: 95
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,945 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $639

Break-even live

Break-even rent $1,136

Max offer price $129,875

Occupancy floor 62%

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: $32,469
• Closing costs: $3,896
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-24
   status Pending
2. 2026-04-17
   status Active
3. 2026-04-03
   status Pending
4. 2026-03-25
   listed $129,875 Active
5. 2017-02-15
   soldstatus $60,000
6. 2013-04-27
   listed $145,900
7. 2012-05-18
   listed $146,900

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥88°F today · 16 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: $23,343
• − Mortgage interest: −$7,275
• − Property taxes: −$1,948
• − Insurance: −$649
• − Repairs & maintenance: −$1,867
• − Management: −$1,867
• − Depreciation: −$3,778
• Taxable income: $5,957
• Est. tax owed @ 24.0%: −$1,430
• After-tax cash flow: $6,241/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

• 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

-11.6% since first listed

7 events — show timeline

• 2026-04-24 Pending — GSBR as distributed by MLS GRID
• 2026-04-17 Relisted — GSBR as distributed by MLS GRID
• 2026-04-03 Pending — GSBR as distributed by MLS GRID
• 2026-03-25 Listed $129,875 GSBR as distributed by MLS GRID
• 2017-02-15 Sold (MLS) $60,000 GSBR as distributed by MLS GRID
• 2013-04-27 Listed $145,900 GSBR as distributed by MLS GRID
• 2012-05-18 Listed $146,900 GSBR as distributed by MLS GRID

Property tax history

+37.3%/yr

Latest (2026): $51,752 · +2473.2% YoY. Source: county tax records.