118 Allen St · Dunmore, PA 18512

$49,900

3 bd · 1.0 ba · 1,045 sqft · SingleFamily · 2 Days on market

Built 1920 3,484 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

HIGHEST AND BEST SATURDAY 6/20 BY 5PM! Investor opportunity in Dunmore Borough -- priced under $50,000. This single-family property sustained fire damage in February and is being sold strictly as-is. Due to current conditions, interior access is not available; all showings must be conducted from the exterior prior to submitting an offer. Cash offers only. Seller makes no representations as to condition. Bring your vision and your contractor -- properties like this don't stay on the market long at this price point. Schedule your exterior showing today. All information given is not warranted or guaranteed, but rather approximations

Key facts

• 3,484 sq ft lot
• Built 1920
• Listed 2 days

Property features AI

Finance

• Other: Lot dimensions approximately 40 x 87 (0.08 acres); Asphalt road frontage

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; 100 amp electric service
• Home design: Single family residence, residential property; Built in 1920; Above-grade finished living area reported as 1,045; Has basement
• Construction: Construction materials: unknown; Foundation details: see remarks
• Exterior features: No exterior features listed; Roof details: see remarks

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms
• Flooring: See remarks for flooring details
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; No central cooling
• Interior features: See remarks for additional interior details; Unfinished basement
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $635 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 21.6% vs local median 4.4% in Dunmore — 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 73/100 on livability (#558 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, health & safety F.
• Dunmore SD (suburban): math 30% / reading 54% proficiency, ranked #324 of 539 in PA (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 30 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $49,900

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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.48% ✓
• Cap rate: 21.56%
• Cash-on-cash: 54.51%
• DSCR: 3.43
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $163,020
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Allen St	0.04mi	3/1.0	1,045 (0%)	20mo	$235,000	$225	81
206 Gibbons St Unit L 5	0.04mi	2/1.0 (-1)	1,118 (+7%)	12mo	$154,500	$138	71
712 Sherwood Ave	0.13mi	3/1.0	1,150 (+10%)	10mo	$179,900	$156	69
619 Throop St	0.19mi	2/2.0 (-1)	980 (-6%)	10mo	$184,800	$189	64
950 E Drinker St	0.39mi	4/1.0 (+1)	1,100 (+5%)	7mo	$76,500	$70	62
611 Throop St	0.22mi	3/2.0	1,145 (+10%)	10mo	$196,000	$171	61
303 E Drinker St	0.68mi	3/2.0	1,050 (+0%)	5mo	$80,000	$76	59
412 Mortimer St	0.50mi	3/1.0	950 (-9%)	13mo	$106,000	$112	50

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: 52.7%
• Equity multiple: 3.32×
• Total profit: $32,355
• Equity at exit: $7,440

10-year hold

• IRR: 58.0%
• Equity multiple: 6.75×
• Total profit: $80,301
• Equity at exit: $4,314

Cash invested: $13,972 (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 18512

• Active inventory: 30
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,240 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $635

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 44%

Sensitivity live

Price	-10% $669	-5% $652	+0% $635	+5% $617	+10% $600
Rent	-10% $537	-5% $586	+0% $635	+5% $684	+10% $733
Rate	-1.0pp $660	-0.5pp $647	base $635	+0.5pp $622	+1.0pp $609

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 Battin St Unit 205 Dunmore, PA	2.0	1.0	788	$1,000	$1.27	22d	1	0.43mi
410 Boyle St Dunmore, PA	2.0	1.0	1000	$1,450	$1.45	22d	1	0.51mi
113 Frank St #6 Dunmore, PA	2.0	1.0	800	$1,050	$1.31	45d	1	0.51mi
130 Willow St Dunmore, PA	2.0	1.0	1050	$1,050	$1.00	14d	1	0.67mi
122 Willow St Dunmore, PA	2.0	1.0	900	$1,150	$1.28	45d	1	0.70mi
132 S Apple St Unit 2 Dunmore, PA	2.0	1.0	750	$1,100	$1.47	22d	1	0.70mi
427 Smith St Unit 2R Dunmore, PA	2.0	1.0	850	$1,150	$1.35	45d	1	0.71mi
200 Chestnut St Dunmore, PA	3.0	1.0	1300	$1,600	$1.23	14d	1	0.77mi
715 Mill St Dunmore, PA	2.0	1.0	900	$1,250	$1.39	45d	1	1.01mi
717 Mill St Dunmore, PA	3.0	1.0	975	$1,200	$1.23	45d	1	1.01mi
516 4th St Dunmore, PA	3.0	1.0	1160	$1,375	$1.19	45d	1	1.02mi
607 Mill St Apt 2 Dunmore, PA	2.0	1.0	900	$1,200	$1.33	14d	1	1.05mi
615 3rd St Unit 4 Dunmore, PA	2.0	1.0	801	$1,050	$1.31	22d	1	1.13mi
140 Sand St Scranton, PA	2.0	1.0	964	$1,500	$1.56	14d	1	1.15mi
1807 Green Ridge St Dunmore, PA	2.0	1.0	1000	$1,050	$1.05	22d	1	1.17mi
1044 John Ave Scranton, PA	3.0	1.0	976	$1,500	$1.54	22d	1	1.29mi
1112 Ridge Ave #1114 Scranton, PA	3.0	1.0	1000	$1,350	$1.35	45d	1	1.37mi
800 James Ave Scranton, PA	2.0	1.0–2.0	845	$1,826	$2.16	14d	7	1.43mi

Listing history 5 events

1. 2026-06-18
   days on market $49,900 Active 2 DOM
2. 2026-06-18
   remarks 637-char remark
3. 2026-06-17
   remarks 598-char remark
4. 2026-06-16
   remarks 595-char remark
5. 2026-06-16
   listed $49,900 Active 1 DOM

ⓘ 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 7 d/yr ≥92°F today · 16 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,879
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − Depreciation: −$1,452
• Taxable income: $7,253
• Est. tax owed @ 24.0%: −$1,741
• After-tax cash flow: $5,875/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: Dunmore SD
• NCES district ID: 4207980
• Math proficiency: 30% ▼ -16.00%
• Reading proficiency: 54% ▼ -13.00%
• Median HH income: $48,540
• Composite: 35.92/100
• National rank: #4806
• State rank: #324 of 539 in PA

Livability — Dunmore

• Score: 73/100
• State rank: #558
• US rank: #5204

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dunmore, PA
• City population: 12,714
• Population (ZIP): 12,714

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 5% Two or more races 4% Asian 4% Black 1%
• Common ancestry: Romanian 14% Scotch-Irish 2% Subsaharan African 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 2% Tagalog/Filipino 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: ▼ -174.14%
• Current HPI: 150.6545
• 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

• 2026-06-16 Listed $49,900 GSBR as distributed by MLS GRID

Property tax history

+34.5%/yr

Latest (2026): $39,894 · +1826.3% YoY. Source: county tax records.