706 Delaware St · Forest City, PA 18421

$174,900

4 bd · 2.0 ba · 2,186 sqft · SingleFamily · 29 Days on market

Built 1910 8,712 sqft lot Est $240k · 27% 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 +15.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +4.8/10.0
• DSCR +4.8/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Classic charm, generous living space, and endless potential await in this stately two-story home in the heart of Forest City. Featuring 4 spacious bedrooms and 1 full bath and 2 additional 1/2 baths, this property offers the opportunity to restore and customize a timeless home with character throughout. Hardwood floors extend across the main and second levels, complementing the large formal living and dining rooms. A beautiful sunroom/parlor with abundant natural light creates the perfect space for relaxing, reading, or entertaining. The kitchen is ready for refinishing and offers excellent potential for redesign. A convenient half bath is located just off the kitchen, while an additional h

Key facts

• Covered front porch
• Cedar closet
• Walk up attic

Tags

• HARDWOOD FLOORS
• SUNROOM PARLOR
• CEDAR CLOSET
• WALK UP ATTIC
• COVERED FRONT PORCH
• ATTACHED ONE CAR GARAGE

Property features AI

Finance

• HOA & community: No community features listed

Exterior

• Parking: Attached garage plus on-street parking; Garage faces rear; 1 garage space
• Utilities: Public water; Public sewer; Electricity connected (circuit breakers); Natural gas connected
• Home design: Single-family house; Two levels; Built in 1910 (estimated); Fixer condition
• Construction: Block, stone, vinyl siding and concrete construction; Block and stone foundation (permanent)
• Exterior features: Private yard; Porch; Partial fencing; Gentle sloping lot; City street frontage on a paved road

Interior

• Kitchen: Kitchen (needs work)
• Bedrooms: 4 bedrooms (one with cedar closet; one with walk-up attic access and hardwood floors; others with hardwood)
• Flooring: Hardwood; Carpet; Linoleum
• Bathrooms: 3 bathrooms total — 1 full bath and 2 half baths (one half bath noted as needing rehab)
• Heating & cooling: Steam heating with natural gas; ENERGY STAR qualified equipment; Ceiling fan(s)
• Interior features: Cedar closets and attic storage; Natural woodwork; Decorative fireplace; Bay and display windows; Floored walk-up attic
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $73 ($880/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 $171k (2.4% below list).
• Recommended offer: $171k (2.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#1,019 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• 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; 80 units permitted in Susquehanna County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Susquehanna County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $170,699 (2.4% below list)

Questions for the listing agent

1. Built in 1910 — 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: 0.98% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.80%
• DSCR: 1.08
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $240,460
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
514 Hudson St	0.16mi	4/2.0	2,050 (-6%)	2mo	$156,400	$76	81
720 Delaware St	0.03mi	3/2.5 (-1)	2,056 (-6%)	4mo	$140,000	$68	78
730 Main St	0.11mi	4/2.0	2,354 (+8%)	11mo	$215,000	$91	73
417 Marion St	0.52mi	4/2.0	1,972 (-10%)	2mo	$265,000	$134	58
142 Dundaff St	0.20mi	3/2.5 (-1)	1,998 (-9%)	22mo	$220,000	$110	51
22 Firemans Ln	0.75mi	3/3.0 (-1)	1,950 (-11%)	16mo	$220,000	$113	25

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: 25.6%
• Equity multiple: 3.04×
• Total profit: $99,992
• Equity at exit: $157,564

10-year hold

• IRR: 22.5%
• Equity multiple: 6.94×
• Total profit: $290,919
• Equity at exit: $339,792

Cash invested: $48,972 (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 18421

• Home prices YoY: 20.9%
• Active inventory: 53
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,707 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$285 /mo · $3,422/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $73

Break-even live

Break-even rent $1,614

Max offer price $174,900

Occupancy floor 91%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $174,900 Active 29 DOM
2. 2026-06-17
   days on market $174,900 Active 28 DOM
3. 2026-06-16
   days on market $174,900 Active 27 DOM
4. 2026-06-15
   price $174,900 Active 26 DOM
5. 2026-06-15
   days on market $199,000 Active 26 DOM
6. 2026-06-14
   days on market $199,000 Active 24 DOM
7. 2026-06-13
   days on market $199,000 Active 23 DOM
8. 2026-06-10
   days on market $199,000 Active 21 DOM
9. 2026-06-09
   days on market $199,000 Active 20 DOM
10. 2026-06-08
    days on market $199,000 Active 19 DOM
11. 2026-06-07
    days on market $199,000 Active 18 DOM
12. 2026-06-03
    days on market $199,000 Active 14 DOM
13. 2026-06-02
    days on market $199,000 Active 13 DOM
14. 2026-06-01
    days on market $199,000 Active 12 DOM
15. 2026-05-31
    days on market $199,000 Active 11 DOM
16. 2026-05-30
    days on market $199,000 Active 10 DOM
17. 2026-05-20
    listed $215,000 Active

ⓘ 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: $3,422 · $285/mo
• Projected year-2 tax: $3,422 · $285/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low 8 d/yr ≥87°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,484
• − Mortgage interest: −$9,797
• − Property taxes: −$3,422
• − Insurance: −$874
• − Repairs & maintenance: −$1,639
• − Management: −$1,639
• − Depreciation: −$5,088
• Taxable loss: −$1,975
• Est. tax savings @ 24.0%: +$474
• After-tax cash flow: $1,354/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 — Forest City

• Score: 66/100
• State rank: #1019
• US rank: #11278

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

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

Population outlook (Susquehanna County) Hauer SSP2

• Today (2025): 37,552 people
• By 2030: 35,270 · -6.1%
• By 2040: 30,663 · -18.3%
• By 2050: 26,492 · -29.5%
• By 2075: 19,658 · -47.7%
• By 2100: 15,179 · -59.6%

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 · Susquehanna

• 2024 margin: Solid R (+44.7) · D 27.2% · R 71.9%
• 2008→2024 swing: -33.0pp toward R · 2008: -11.7pp · 2024: -44.7pp
• All cycles: 2024: R+44.7 2020: R+41.2 2016: R+42.9 2012: R+21.4 2008: R+11.7

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

1 event — show timeline

• 2026-05-20 Listed $215,000 GSBR as distributed by MLS GRID

Property tax history

+2.3%/yr

Latest (2026): $3,422 · +4.0% YoY. Source: county tax records.