629 Clinton St · Vandling, PA 18421

$154,000

3 bd · 1.5 ba · 1,325 sqft · SingleFamily · 12 Days on market

Built 1920 4,791 sqft lot $116/sqft · at area comps Est $172k · 10% under

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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 +14.8/30.0
• ARV discount +12.1/15.0
• Appreciation +10.0/10.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

ATTENTION INVESTORS & SMART BUYERS: Looking for a high-yield addition to your portfolio? This 3BR/2BA traditional in Vandling offers the perfect blend of low carrying costs and high rental demand. With annual taxes just over $1,100 and a location in the growing Forest City Regional area, the numbers speak for themselves. This home features a functional layout, custom built-ins, and a private primary balcony that adds unique value. Whether you’re looking for a steady long-term rental or a short-term "trail house" for outdoor enthusiasts, this property is positioned for immediate equity and growth. Don't miss out on one of the most affordable entry points in a market tha

Key facts

• Walk-in closet
• Great location
• 4,791 sq ft lot

Tags

• EAT-IN COUNTRY KITCHEN
• CUSTOM BUILT-IN CABINETS
• WALK-IN CLOSET
• GREAT LOCATION

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electricity connected (circuit breakers); Natural gas available; Propane available
• Home design: Single family residence (residential property); Built in 1920; Vinyl siding; Block foundation; Shingle roof
• Construction: Vinyl siding construction; Block foundation; Shingle roof; Year built: 1920
• Exterior features: Front porch; Other exterior features; Cleared corner lot; Paved city street and paved alley frontage

Interior

• Kitchen: Dishwasher; Refrigerator; Eat-in kitchen
• Bedrooms: 3 bedrooms (Primary bedroom; Bedroom 2; Bedroom 3)
• Flooring: Carpet; Laminate
• Bathrooms: 2 bathrooms (1 full, 1 half)
• Heating & cooling: Baseboard heating; Oil heating; Pellet stove heating; Ductless heating and cooling
• Interior features: Eat-in kitchen; Pellet stove fireplace; Walk-up attic; Basement with interior and exterior entry (unfinished)
• Laundry & utility: Washer; Dryer (laundry on lower level)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $154k.

Deal economics

• At list price, monthly cash flow is $42 ($501/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (9.1% below list).
• Recommended offer: $140k (9.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#1,039 in PA) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Forest City Regional SD (suburban): math 34% / reading 51% proficiency, ranked #308 of 539 in PA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 53 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 251 units permitted in Lackawanna County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k 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 $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y 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 $106k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,000 (9.1% below list)

Questions for the listing agent

1. Built in 1920 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.91% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.16%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (median comp): $171,719
• List price: $154,000
• Delta: -2.75%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
668 Main St	0.04mi	3/2.0	1,307 (-1%)	10mo	$82,250	$63	86
309 Clinton St	0.39mi	3/2.0	1,391 (+5%)	16mo	$93,000	$67	58
402 Main St	0.29mi	3/1.5	1,194 (-10%)	16mo	$187,000	$157	57
84 Maxey Street St	0.72mi	3/1.0	1,220 (-8%)	3mo	$50,000	$41	49
623 Hillside St	0.63mi	4/1.5 (+1)	1,265 (-4%)	14mo	$75,000	$59	46
203 2nd St	0.57mi	3/2.0	1,401 (+6%)	20mo	$278,000	$198	45
321 S Main St	0.75mi	2/1.0 (-1)	1,181 (-11%)	2mo	$129,094	$109	38
301 S Main St	0.70mi	3/2.5	1,485 (+12%)	10mo	$259,000	$174	35
204 Ash St	0.43mi	4/1.0 (+1)	1,516 (+14%)	24mo	$195,000	$129	29

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: 25.1%
• Equity multiple: 3.01×
• Total profit: $86,552
• Equity at exit: $138,735

10-year hold

• IRR: 22.2%
• Equity multiple: 6.86×
• Total profit: $252,833
• Equity at exit: $299,188

Cash invested: $43,120 (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 18421

• Home prices YoY: 20.9%
• Active inventory: 53
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$808
• Tax est. 1.5%: −$192 /mo · $2,310/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $42

Break-even live

Break-even rent $1,347

Max offer price $154,000

Occupancy floor 92%

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: $38,500
• Closing costs: $4,620
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
139 Dundaff St Unit 1 Forest City, PA	2.0	2.0	1218	$1,400	$1.15	13d	1	1.07mi

Listing history 16 events

1. 2026-06-18
   days on market $154,000 Active 12 DOM
2. 2026-06-17
   days on market $154,000 Active 11 DOM
3. 2026-06-16
   days on market $154,000 Active 10 DOM
4. 2026-06-15
   days on market $154,000 Active 9 DOM
5. 2026-06-14
   days on market $154,000 Active 7 DOM
6. 2026-06-13
   days on market $154,000 Active 6 DOM
7. 2026-06-10
   days on market $154,000 Active 4 DOM
8. 2026-06-09
   days on market $154,000 Active 3 DOM
9. 2026-06-08
   days on market $154,000 Active 2 DOM
10. 2026-06-07
    pricedays on marketlisting id $154,000 Active 1 DOM
11. 2026-05-02
    price $166,995 742-char remark
12. 2026-05-02
    listed $166,996 Active 742-char remark
13. 2022-01-03
    soldstatus $106,000 Closed
14. 2021-10-28
    status Pending
15. 2021-10-07
    listed $100,000 Active
16. 2019-08-05
    listed $79,900

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥88°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $16,800
• − Mortgage interest: −$8,626
• − Property taxes: −$2,310
• − Insurance: −$770
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$4,480
• Taxable loss: −$2,074
• Est. tax savings @ 24.0%: +$498
• After-tax cash flow: $999/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: Forest City Regional SD
• NCES district ID: 4209930
• Math proficiency: 34% ▼ -17.00%
• Reading proficiency: 51% ▼ -11.00%
• Median HH income: $47,744
• Composite: 36.29/100
• National rank: #4701
• State rank: #308 of 539 in PA

Livability — Vandling

• Score: 66/100
• State rank: #1039
• US rank: #11569

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vandling, PA
• Population (ZIP): 4,475

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 11% Italian 3% Scotch-Irish 2%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 1% Vietnamese 1% 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: ▲ 48.80%
• Current HPI: 282.5624
• 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

+92.7% since first listed

8 events — show timeline

• 2026-06-06 Listed $154,000 GSBR as distributed by MLS GRID
• 2026-05-29 Listing Removed — GLVRMLS
• 2026-05-02 Price Changed $166,995 GLVRMLS
• 2026-05-02 Listed $166,996 GLVRMLS
• 2022-01-03 Sold (MLS) $106,000 GSBR as distributed by MLS GRID
• 2021-10-28 Pending — GSBR as distributed by MLS GRID
• 2021-10-07 Listed $100,000 GSBR as distributed by MLS GRID
• 2019-08-05 Listed $79,900 GSBR as distributed by MLS GRID

Property tax history

+37.4%/yr

Latest (2026): $25,696 · +2461.7% YoY. Source: county tax records.