708 Delaware St · Mayfield, PA 18433

$160,000

3 bd · 2.0 ba · 1,507 sqft · SingleFamily · 7 Days on market

Built 1975 0.34 ac lot Est $209k · 24% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +13.2/30.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• 1% rule +3.7/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Multi-Level home with an enclosed porch that presents a great opportunity for buyers to add their personal touch.

Key facts

• Enclosed porch
• 0.34 acre lot
• Garage

Tags

• ENCLOSED PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-4 ($-44/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (12.8% below list).
• Recommended offer: $140k (12.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 78/100 on livability (#305 in PA, #2,718 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Lakeland SD (rural): math 33% / reading 50% proficiency, ranked #328 of 539 in PA (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 48 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $5k 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $139,500 (12.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.87% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.10%
• DSCR: 1.00
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $209,473
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
708 Delaware St	0.00mi	3/2.0	1,507 (0%)	1mo	$180,129	$120	100
420 Delaware St	0.27mi	2/3.0 (-1)	1,353 (-10%)	4mo	$212,000	$157	57
518 Penn Ave	0.36mi	3/1.5	1,652 (+10%)	11mo	$230,000	$139	56
615 Penn Ave Unit L 4	0.36mi	3/1.5	1,392 (-8%)	16mo	$216,000	$155	55
210 Gorham Ave	0.73mi	3/1.0	1,413 (-6%)	1mo	$150,000	$106	51
631 Cemetery St	0.49mi	3/1.0	1,460 (-3%)	21mo	$165,000	$113	50
648 Washington	0.70mi	3/1.5	1,500 (-0%)	19mo	$190,000	$127	49
205 Depew Ave	0.67mi	2/2.0 (-1)	1,367 (-9%)	2mo	$197,000	$144	47

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: -16.5%
• Equity multiple: 0.42×
• Total profit: $-26,140
• Equity at exit: $23,857

10-year hold

• IRR: -8.2%
• Equity multiple: 0.49×
• Total profit: $-22,978
• Equity at exit: $13,834

Cash invested: $44,800 (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 18433

• Home prices YoY: -14.1%
• Active inventory: 48
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,395 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $-4

Break-even live

Break-even rent $1,400

Max offer price $159,468

Occupancy floor 95%

Sensitivity live

Price	-10% $107	-5% $52	+0% $-4	+5% $-59	+10% $-114
Rent	-10% $-114	-5% $-59	+0% $-4	+5% $51	+10% $107
Rate	-1.0pp $77	-0.5pp $37	base $-4	+0.5pp $-45	+1.0pp $-87

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 Gorham Ave Mayfield, PA	2.0	1.0	1320	$1,395	$1.06	21d	1	0.73mi

Listing history 2 events

1. 2026-04-20
   status Pending
2. 2026-04-10
   listed $160,000 Active

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,740
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$4,655
• Taxable loss: −$2,755
• Est. tax savings @ 24.0%: +$661
• After-tax cash flow: $617/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: Lakeland SD
• NCES district ID: 4213050
• Math proficiency: 33% ▼ -10.00%
• Reading proficiency: 50% ▼ -13.00%
• Median HH income: $51,406
• Composite: 35.81/100
• National rank: #4831
• State rank: #328 of 539 in PA

Livability — Mayfield

• Score: 78/100
• State rank: #305
• US rank: #2718

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mayfield, PA
• Population (ZIP): 7,174

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 (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Romanian 17% Scotch-Irish 8% Danish 2%
• Foreign-born: 2% · Canada, Guatemala, Vietnam
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 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: ▼ -27.20%
• Current HPI: 165.7505
• 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

2 events — show timeline

• 2026-04-20 Pending — GSBR as distributed by MLS GRID
• 2026-04-10 Listed $160,000 GSBR as distributed by MLS GRID

Property tax history

+31.3%/yr

Latest (2026): $61,816 · +1397.1% YoY. Source: county tax records.