1125 Main St · Blakely, PA 18452

$149,900

3 bd · 1.0 ba · 1,580 sqft · SingleFamily · 66 Days on market

Built 1930 3,484 sqft lot $95/sqft · 23% below area Est $195k · 23% under

---

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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +7.1/10.0
• 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 MLS

3-bedroom home full of potential in the Mid Valley School District. Conveniently located near shopping and everyday amenities, this property is ready for your personal touch. Being sold as-is. Estate no disclosure .

Key facts

• 3,484 sq ft lot
• Built 1930
• Listed 66 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: 30 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 251 units permitted in Lackawanna County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.21% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.26%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (median comp): $195,467
• List price: $149,900
• Delta: -23.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1126 Main St	0.03mi	3/1.5	1,360 (-14%)	7mo	$190,000	$140	68
207 Eleanor St	0.37mi	3/1.0	1,485 (-6%)	7mo	$285,000	$192	66
710 Keystone Ave Unit L A-1	0.33mi	3/1.0	1,558 (-1%)	24mo	$232,500	$149	62
343 Maple St	0.16mi	3/2.0	1,500 (-5%)	23mo	$267,500	$178	61
1230 Main St	0.14mi	4/1.5 (+1)	1,768 (+12%)	10mo	$233,000	$132	59
515 Keystone Ave	0.24mi	3/2.0	1,498 (-5%)	24mo	$272,500	$182	56
240 Josephine St Unit L11	0.16mi	4/1.5 (+1)	1,350 (-15%)	6mo	$207,500	$154	56
454 Bagnick St	0.62mi	3/1.0	1,432 (-9%)	7mo	$150,000	$105	50
625 River St	0.63mi	3/1.5	1,694 (+7%)	13mo	$295,000	$174	46
429 Brook St	0.19mi	3/2.0	1,351 (-14%)	21mo	$249,000	$184	46
442 Bodnick St	0.59mi	4/2.0 (+1)	1,600 (+1%)	22mo	$256,500	$160	43
101 Bank St	0.70mi	4/2.5 (+1)	1,740 (+10%)	22mo	$180,900	$104	21

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $812
• Equity at exit: $22,351

10-year hold

• IRR: 10.2%
• Equity multiple: 1.79×
• Total profit: $33,106
• Equity at exit: $12,961

Cash invested: $41,972 (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 18452

• Home prices YoY: -12.3%
• Active inventory: 30
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,810 high
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $394

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 73%

Sensitivity live

Price	-10% $497	-5% $445	+0% $394	+5% $342	+10% $290
Rent	-10% $251	-5% $322	+0% $394	+5% $465	+10% $537
Rate	-1.0pp $469	-0.5pp $432	base $394	+0.5pp $355	+1.0pp $315

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
421 Academy St Unit 1 Peckville, PA	3.0	1.0	2135	$1,800	$0.84	15d	1	0.13mi
302 Delaware Ave Olyphant, PA	3.0	2.5	1369	$2,100	$1.53	23d	1	0.87mi
319 Union St Peckville, PA	3.0	1.5	1400	$1,695	$1.21	15d	1	0.88mi
1827-1829 Main St Unit second floor Blakely, PA	3.0	1.0	1425	$1,450	$1.02	23d	1	1.05mi
630 E Lackawanna St Olyphant, PA	3.0	1.0	1190	$1,575	$1.32	46d	1	1.06mi
710 W Lackawanna Ave Dickson City, PA	4.0	2.0	1900	$1,850	$0.97	46d	1	1.09mi
2800 U.S. 6 Blakely, PA	2.0–3.0	1.5–2.0	1000	$2,300	$2.30	15d	6	1.21mi
708 Woodmere Ave Olyphant, PA	3.0	1.5	1870	$2,000	$1.07	46d	1	1.21mi
215 S Valley Ave Olyphant, PA	3.0	1.0	1100	$1,700	$1.55	23d	1	1.25mi

Listing history 18 events

1. 2026-06-22
   days on market $149,900 Active 66 DOM
2. 2026-06-18
   days on market $149,900 Active 63 DOM
3. 2026-06-17
   days on market $149,900 Active 62 DOM
4. 2026-06-16
   days on market $149,900 Active 61 DOM
5. 2026-06-15
   days on market $149,900 Active 60 DOM
6. 2026-06-14
   days on market $149,900 Active 58 DOM
7. 2026-06-13
   days on market $149,900 Active 57 DOM
8. 2026-06-10
   days on market $149,900 Active 55 DOM
9. 2026-06-09
   days on market $149,900 Active 54 DOM
10. 2026-06-08
    days on market $149,900 Active 53 DOM
11. 2026-06-07
    remarks 522-char remark
12. 2026-06-07
    pricedays on market $149,900 Active 52 DOM
13. 2026-06-03
    days on market $159,900 Active 48 DOM
14. 2026-06-02
    days on market $159,900 Active 47 DOM
15. 2026-06-01
    days on market $159,900 Active 46 DOM
16. 2026-05-31
    days on market $159,900 Active 45 DOM
17. 2026-05-30
    days on market $159,900 Active 44 DOM
18. 2026-04-16
    listed $159,900 Active 215-char remark

    Show marketing remark (215 chars)

    3-bedroom home full of potential in the Mid Valley School District. Conveniently located near shopping and everyday amenities, this property is ready for your personal touch. Being sold as-is. Estate no disclosure .

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥92°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $21,716
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,737
• − Management: −$1,737
• − Depreciation: −$4,361
• Taxable income: $2,486
• Est. tax owed @ 24.0%: −$597
• After-tax cash flow: $4,128/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
• City population: 5,085
• Population (ZIP): 5,085

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 (95%)
• Race & ethnicity: White 95% Two or more races 2% Black 1%
• Common ancestry: Romanian 20% Subsaharan African 5% Slovak 4%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -29.12%
• Current HPI: 208.2511
• 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

1 event — show timeline

• 2026-04-16 Listed $159,900 GSBR as distributed by MLS GRID

Property tax history

+37.6%/yr

Latest (2026): $39,314 · +2555.1% YoY. Source: county tax records.