108 Florence Ct · Carbondale, PA 18407

$80,000

4 bd · 1.0 ba · 1,800 sqft · SingleFamily · 182 Days on market

Built 1920 2,613 sqft lot $44/sqft · 35% below area Est $124k · 35% under ↓ 36% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large home featuring 4 bedrooms and 1 full bath, low maintenance yard, off-street parking. All measurements are approximate.

Key facts

• Low maintenance yard
• Off-street parking
• 2,613 sq ft lot

Tags

• LOW MAINTENANCE YARD
• OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $624 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.6% vs local median 4.8% in Carbondale — 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 (#648 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D+, schools D, employment D.
• Carbondale Area SD (suburban): math 15% / reading 33% proficiency, ranked #480 of 539 in PA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 110 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $553 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $13k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 1.86% ✓
• Cap rate: 15.65%
• Cash-on-cash: 33.40%
• DSCR: 2.49
• GRM: 4.5

CMA / ARV

• ARV (median comp): $123,634
• List price: $80,000
• Delta: -35.29%
• 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
86 Pike St	0.25mi	5/2.0 (+1)	1,800 (0%)	1mo	$235,000	$131	79
138 Park St	0.20mi	4/1.0	1,765 (-2%)	11mo	$169,600	$96	78
187 Washington St	0.12mi	4/1.5	1,696 (-6%)	10mo	$217,600	$128	75
158 S Church St	0.11mi	3/1.0 (-1)	1,875 (+4%)	12mo	$160,000	$85	73
55 Washington St	0.40mi	4/1.5	1,828 (+2%)	10mo	$210,000	$115	69
41 Archbald St	0.24mi	3/2.0 (-1)	1,780 (-1%)	14mo	$159,000	$89	66
16 Fern Ave	0.35mi	3/1.0 (-1)	1,760 (-2%)	12mo	$150,000	$85	65
83 Wyoming St	0.39mi	4/1.5	1,960 (+9%)	4mo	$195,000	$99	62
42 Upper Powderly St	0.26mi	3/1.0 (-1)	1,564 (-13%)	2mo	$65,000	$42	60
13 8th Ave	0.27mi	3/1.0 (-1)	1,533 (-15%)	10mo	$93,400	$61	49
24 Wyoming St	0.57mi	4/2.0	1,556 (-14%)	8mo	$215,000	$138	40
53 Grove St	0.60mi	3/2.0 (-1)	1,600 (-11%)	7mo	$65,000	$41	38

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: 28.7%
• Equity multiple: 2.20×
• Total profit: $26,771
• Equity at exit: $11,928

10-year hold

• IRR: 36.1%
• Equity multiple: 4.33×
• Total profit: $74,538
• Equity at exit: $6,917

Cash invested: $22,400 (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 18407

• Home prices YoY: -29.8%
• Active inventory: 110
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,489 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $624

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 53%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29 Park St Carbondale, PA	4.0	1.5	1290	$1,500	$1.16	44d	1	0.44mi
175 Dundaff St Carbondale, PA	3.0	1.0	1300	$1,300	$1.00	13d	1	0.98mi
25 Richmond St Carbondale, PA	3.0	1.0	1500	$1,300	$0.87	13d	1	1.12mi

Listing history 13 events

1. 2026-05-12
   status Pending 124-char remark

   Show marketing remark (124 chars)

   Large home featuring 4 bedrooms and 1 full bath, low maintenance yard, off-street parking. All measurements are approximate.

2. 2026-05-04
   status Active 124-char remark

   Show marketing remark (124 chars)

   Large home featuring 4 bedrooms and 1 full bath, low maintenance yard, off-street parking. All measurements are approximate.

3. 2026-04-17
   price $80,000 124-char remark

   Show marketing remark (124 chars)

   Large home featuring 4 bedrooms and 1 full bath, low maintenance yard, off-street parking. All measurements are approximate.

4. 2025-11-21
   price $93,000 124-char remark

   Show marketing remark (124 chars)

   Large home featuring 4 bedrooms and 1 full bath, low maintenance yard, off-street parking. All measurements are approximate.

5. 2025-11-20
   price $88,500 124-char remark

   Show marketing remark (124 chars)

   Large home featuring 4 bedrooms and 1 full bath, low maintenance yard, off-street parking. All measurements are approximate.

6. 2025-11-07
   listed $93,000 Active 124-char remark

   Show marketing remark (124 chars)

   Large home featuring 4 bedrooms and 1 full bath, low maintenance yard, off-street parking. All measurements are approximate.

7. 2023-06-23
   soldstatus $99,500
8. 2023-06-22
   soldstatus $99,500 Closed 506-char remark

   Show marketing remark (506 chars)

   This charming home is located on a quiet dead end street. There is ample parking because of driveways on both sides of house, one is doublewide. The kitchen boasts a skylight above the sink for plenty of light and sliding glass door opens to the deck. Three heat sources ( yes, 3!) give you options when fuel prices are high. This home is being sold as is. , Baths: 1 Bath Lev 2, Beds: 1 Bed 2nd, 2+ Bed 2nd, SqFt Fin - Main: 900.00, SqFt Fin - 3rd: 0.00, Tax Information: Available, SqFt Fin - 2nd: 900.00

9. 2023-05-05
   status Pending 506-char remark

   Show marketing remark (506 chars)

   This charming home is located on a quiet dead end street. There is ample parking because of driveways on both sides of house, one is doublewide. The kitchen boasts a skylight above the sink for plenty of light and sliding glass door opens to the deck. Three heat sources ( yes, 3!) give you options when fuel prices are high. This home is being sold as is. , Baths: 1 Bath Lev 2, Beds: 1 Bed 2nd, 2+ Bed 2nd, SqFt Fin - Main: 900.00, SqFt Fin - 3rd: 0.00, Tax Information: Available, SqFt Fin - 2nd: 900.00

10. 2023-03-31
    price $99,500 506-char remark

    Show marketing remark (506 chars)

    This charming home is located on a quiet dead end street. There is ample parking because of driveways on both sides of house, one is doublewide. The kitchen boasts a skylight above the sink for plenty of light and sliding glass door opens to the deck. Three heat sources ( yes, 3!) give you options when fuel prices are high. This home is being sold as is. , Baths: 1 Bath Lev 2, Beds: 1 Bed 2nd, 2+ Bed 2nd, SqFt Fin - Main: 900.00, SqFt Fin - 3rd: 0.00, Tax Information: Available, SqFt Fin - 2nd: 900.00

11. 2023-03-18
    price $115,000 506-char remark

    Show marketing remark (506 chars)

    This charming home is located on a quiet dead end street. There is ample parking because of driveways on both sides of house, one is doublewide. The kitchen boasts a skylight above the sink for plenty of light and sliding glass door opens to the deck. Three heat sources ( yes, 3!) give you options when fuel prices are high. This home is being sold as is. , Baths: 1 Bath Lev 2, Beds: 1 Bed 2nd, 2+ Bed 2nd, SqFt Fin - Main: 900.00, SqFt Fin - 3rd: 0.00, Tax Information: Available, SqFt Fin - 2nd: 900.00

12. 2023-02-25
    price $120,000 506-char remark

    Show marketing remark (506 chars)

    This charming home is located on a quiet dead end street. There is ample parking because of driveways on both sides of house, one is doublewide. The kitchen boasts a skylight above the sink for plenty of light and sliding glass door opens to the deck. Three heat sources ( yes, 3!) give you options when fuel prices are high. This home is being sold as is. , Baths: 1 Bath Lev 2, Beds: 1 Bed 2nd, 2+ Bed 2nd, SqFt Fin - Main: 900.00, SqFt Fin - 3rd: 0.00, Tax Information: Available, SqFt Fin - 2nd: 900.00

13. 2023-01-28
    listed $125,000 Active 506-char remark

    Show marketing remark (506 chars)

    This charming home is located on a quiet dead end street. There is ample parking because of driveways on both sides of house, one is doublewide. The kitchen boasts a skylight above the sink for plenty of light and sliding glass door opens to the deck. Three heat sources ( yes, 3!) give you options when fuel prices are high. This home is being sold as is. , Baths: 1 Bath Lev 2, Beds: 1 Bed 2nd, 2+ Bed 2nd, SqFt Fin - Main: 900.00, SqFt Fin - 3rd: 0.00, Tax Information: Available, SqFt Fin - 2nd: 900.00

ⓘ 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 3/10 Moderate 8 d/yr ≥90°F today · 18 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: $17,869
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,430
• − Management: −$1,430
• − Depreciation: −$2,327
• Taxable income: $6,601
• Est. tax owed @ 24.0%: −$1,584
• After-tax cash flow: $5,898/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: Carbondale Area SD
• NCES district ID: 4204980
• Math proficiency: 15% ▼ -14.00%
• Reading proficiency: 33% ▼ -23.00%
• Median HH income: $35,070
• Composite: 19.73/100
• National rank: #8714
• State rank: #480 of 539 in PA

Livability — Carbondale

• Score: 72/100
• State rank: #648
• US rank: #6298

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carbondale, PA
• County: Lackawanna County · 134,448 people
• City population: 14,445
• Metro: Scranton--Wilkes-Barre, PA
• Population (ZIP): 14,445
• Household income: $59,652
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 430.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 9% Two or more races 6% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Romanian 11% Scotch-Irish 3% Subsaharan African 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 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: ▼ -59.46%
• Current HPI: 140.1227
• 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

-36.0% since first listed

13 events — show timeline

• 2026-05-12 Pending — GSBR as distributed by MLS GRID
• 2026-05-04 Relisted — GSBR as distributed by MLS GRID
• 2026-04-17 Price Changed $80,000 GSBR as distributed by MLS GRID
• 2025-11-21 Price Changed $93,000 GSBR as distributed by MLS GRID
• 2025-11-20 Price Changed $88,500 GSBR as distributed by MLS GRID
• 2025-11-07 Listed $93,000 GSBR as distributed by MLS GRID
• 2023-06-23 Sold (Public Records) $99,500 Public Records
• 2023-06-22 Sold (MLS) $99,500 GSBR as distributed by MLS GRID
• 2023-05-05 Pending — GSBR as distributed by MLS GRID
• 2023-03-31 Price Changed $99,500 GSBR as distributed by MLS GRID
• 2023-03-18 Price Changed $115,000 GSBR as distributed by MLS GRID
• 2023-02-25 Price Changed $120,000 GSBR as distributed by MLS GRID
• 2023-01-28 Listed $125,000 GSBR as distributed by MLS GRID

Property tax history

+34.7%/yr

Latest (2026): $36,705 · +2125.0% YoY. Source: county tax records.