107 Keystone Hills Rd #404 · Clinton, PA 18419

$187,500

3 bd · 2.5 ba · 2,150 sqft · SingleFamily · 1 Days on market

Built 1970 $87/sqft · 14% below area Est $217k · 14% 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 +20.3/30.0
• ARV discount +13.6/15.0
• Appreciation +7.8/10.0
• DSCR +6.4/10.0
• 1% rule +4.2/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Well-maintained and move-in ready 3-bedroom, 1.5-bath townhouse located in desirable Keystone Hills. This home features a bright and functional layout with spacious living and dining areas, plus a trex deck off the main level--perfect for relaxing or entertaining. The second floor includes three comfortable bedrooms and a full bath, while the fully finished lower level provides additional living space ideal for a family room, home office, or recreation area. Enjoy the convenience of public water/sewer, no HOA fees, and a private setting with easy access to major routes and local amenities. A great opportunity for both homeowners and investors--don't miss it!

Key facts

• Private setting
• Trex deck
• Public water

Tags

• TREX DECK
• FULLY FINISHED LOWER LEVEL
• PUBLIC WATER
• PRIVATE SETTING
• EASY ACCESS TO MAJOR ROUTES

Property features AI

Exterior

• Utilities: Public water; Public sewer; 200+ amp electrical service; Sewer and water connected
• Home design: Single-family house; Two levels; Attached property with 2+ common walls
• Construction: Composition roof; Below-grade finished living area present
• Exterior features: Deck; Patio; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric range
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Baseboard electric heating; Ceiling fan cooling
• Interior features: Finished full basement with both interior and exterior/walk-out access; 6 total rooms
• Laundry & utility: Washer and dryer included; Laundry located on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $188k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/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 $172k (8.0% below list).
• Recommended offer: $172k (8.0% below list) — sets the bar for 1% rule.

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; 33 units permitted in Wyoming County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $10k 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 $52k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $120k; list at $188k implies a 56% gain — meaningful room to come down on a strong offer.

Recommended offer $172,482 (8.0% below list)

Questions for the listing agent

1. Built in 1970 — 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. 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.
4. 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.
5. 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: 0.92% ✗
• Cap rate: 7.83%
• Cash-on-cash: 5.48%
• DSCR: 1.24
• GRM: 9.1

CMA / ARV

• ARV (median comp): $217,148
• List price: $187,500
• Delta: -13.65%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Donna Dr	0.42mi	3/2.0	2,041 (-5%)	12mo	$275,000	$135	60

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

Projected returns pro-forma

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

5-year hold

• IRR: 18.8%
• Equity multiple: 2.22×
• Total profit: $64,300
• Equity at exit: $112,533

10-year hold

• IRR: 18.5%
• Equity multiple: 4.40×
• Total profit: $178,491
• Equity at exit: $199,618

Cash invested: $52,500 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,725 medium
• Mortgage (P&I): −$983
• Tax from tax record: −$62 /mo · $739/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $240

Break-even live

Break-even rent $1,422

Max offer price $187,500

Occupancy floor 81%

Sensitivity live

Price	-10% $346	-5% $293	+0% $240	+5% $187	+10% $133
Rent	-10% $103	-5% $171	+0% $240	+5% $308	+10% $376
Rate	-1.0pp $334	-0.5pp $287	base $240	+0.5pp $191	+1.0pp $142

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: $46,875
• Closing costs: $5,625
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on marketlisting id $187,500 Active 1 DOM

   Show marketing remark (666 chars)

   Well-maintained and move-in ready 3-bedroom, 1.5-bath townhouse located in desirable Keystone Hills. This home features a bright and functional layout with spacious living and dining areas, plus a trex deck off the main level--perfect for relaxing or entertaining. The second floor includes three comfortable bedrooms and a full bath, while the fully finished lower level provides additional living space ideal for a family room, home office, or recreation area. Enjoy the convenience of public water/sewer, no HOA fees, and a private setting with easy access to major routes and local amenities. A great opportunity for both homeowners and investors--don't miss it!

2. 2026-06-18
   days on market $187,500 Active 49 DOM

   Show marketing remark (666 chars)

   Well-maintained and move-in ready 3-bedroom, 1.5-bath townhouse located in desirable Keystone Hills. This home features a bright and functional layout with spacious living and dining areas, plus a trex deck off the main level--perfect for relaxing or entertaining. The second floor includes three comfortable bedrooms and a full bath, while the fully finished lower level provides additional living space ideal for a family room, home office, or recreation area. Enjoy the convenience of public water/sewer, no HOA fees, and a private setting with easy access to major routes and local amenities. A great opportunity for both homeowners and investors--don't miss it!

3. 2026-06-17
   days on market $187,500 Active 48 DOM
4. 2026-06-16
   days on market $187,500 Active 47 DOM
5. 2026-06-15
   days on market $187,500 Active 46 DOM
6. 2026-06-14
   days on market $187,500 Active 44 DOM
7. 2026-06-13
   days on market $187,500 Active 43 DOM
8. 2026-06-10
   days on market $187,500 Active 41 DOM
9. 2026-06-09
   days on market $187,500 Active 40 DOM
10. 2026-06-08
    days on market $187,500 Active 39 DOM
11. 2026-06-07
    days on market $187,500 Active 38 DOM
12. 2026-06-02
    days on market $187,500 Active 33 DOM
13. 2026-06-01
    days on market $187,500 Active 32 DOM
14. 2026-05-31
    days on market $187,500 Active 31 DOM
15. 2026-05-30
    days on market $187,500 Active 30 DOM
16. 2026-04-30
    listed $187,500 Active 717-char remark
17. 2019-07-18
    soldstatus $119,900
18. 2019-07-16
    soldstatus $119,900 334-char remark

    Show marketing remark (334 chars)

    TOWNHOUSE - MOVE IN CONDITION - completely remodeled basement. Deck off living room. 3 Bedrooms, 1.5 baths. No HOA or maintenance fees. - A MUST SEE PROPERTY, Baths: 1 Bath Lev 2,1 Half Lev 1, Beds: 2+ Bed 2nd, Mstr 2nd, SqFt Fin - Main: 800.00, SqFt Fin - 3rd: 0.00, Tax Information: Available, Dining Area: Y, SqFt Fin - 2nd: 800.00

19. 2014-03-18
    soldstatus $82,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $739 · $62/mo
• Projected year-2 tax: $1,851 · $154/mo
• Expected delta: +$1,112/yr (+$93/mo · 150.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $20,698
• − Mortgage interest: −$10,503
• − Property taxes: −$739
• − Insurance: −$938
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − Depreciation: −$5,455
• Taxable loss: −$248
• Est. tax savings @ 24.0%: +$59
• After-tax cash flow: $2,935/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: 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

+127.3% since first listed

5 events — show timeline

• 2026-06-18 Listed $187,500 BRIGHT MLS
• 2026-04-30 Listed $187,500 PWMLS
• 2019-07-18 Sold (Public Records) $119,900 Public Records
• 2019-07-16 Sold (MLS) $119,900 GSBR as distributed by MLS GRID
• 2014-03-18 Sold (Public Records) $82,500 Public Records

Property tax history

-9.6%/yr

Latest (2026): $739 · -74.8% YoY. Source: county tax records.