35 E Ridge St · Lansford, PA 18232

$349,000

5 bd · 5.0 ba · — sqft · Townhouse · 9 Days on market

Built 1914 Fair condition 3,920 sqft lot

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Why this score? — see what drove the F 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).

• Appreciation +9.6/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Cash flow +2.3/30.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Fully occupied five-unit investment property generating $45,600 in gross income and $31,070 in net income. The asset offers a strong value-add opportunity in the growing Lansford market, with stable in-place income and clear upside upon stabilization. Tenants are responsible for their own electric and heat, while landlord responsibilities are limited to water/sewer and trash, creating a simple and efficient structure for new owner. The property also features a roof that is only two years old, helping reduce near-term capital concerns. Additional value is supported by a six-car garage, offering potential for added rental income and improved overall cash flow. With full occupancy, low landlor

Key facts

• Six car garage
• Roof two years old
• Full occupancy

Tags

• FIVE UNIT INVESTMENT PROPERTY
• ROOF TWO YEARS OLD
• SIX CAR GARAGE
• FULL OCCUPANCY
• LOW LANDLORD UTILITY EXPOSURE
• GARAGE INCOME POTENTIAL

Property features AI

Finance

• Financial info: Operating expense listed: $14,530; Maintenance expense listed: $1,368; Water/sewer expense listed: $2,242; Electric expense listed: $293; Insurance expense listed: $2,800

Exterior

• Parking: Off-street parking; 6 total parking spaces
• Utilities: Public water; Public sewer
• Home design: 2 stories
• Construction: Brick construction
• Exterior features: Brick exterior; Zoned C

Interior

• Bedrooms: 5 total units (multi-unit property)
• Bathrooms: 5 full bathrooms (total)
• Heating & cooling: Baseboard heating; Wall/window air conditioning units
• Interior features: Baseboard heating; Wall/window air conditioning units

What this means for you Summary

Snapshot

• This is a 5-bed/5.0-bath townhouse listed at $349k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (51.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (57.7% below list).
• Recommended offer: $148k (57.7% below list) — sets the bar for 1% rule.
• Cap rate 2.0% vs local median 9.5% in Lansford — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 72/100 on livability (#605 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: amenities D, schools F, commute F.
• Panther Valley SD (rural): math 14% / reading 35% proficiency, ranked #477 of 539 in PA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 34 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 180 units permitted in Carbon County in 2024 (10 in 5+ unit buildings).
• This rent runs 40% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $32k appreciation (9.1% local appreciation)).
• Carbon County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 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.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,719 (57.7% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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. 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?
7. 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.
8. 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.
9. 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: 0.42% ✗
• Cap rate: 2.01%
• Cash-on-cash: -15.29%
• DSCR: 0.32
• GRM: 19.7

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 E Ridge St	0.02mi	6/2.0 (+1)	2,163	9mo	$170,000	$79	62
234 E Patterson St	0.17mi	4/2.0 (-1)	1,581	1mo	$188,000	$119	62
221 E Bertsch St	0.15mi	4/2.0 (-1)	1,708	4mo	$50,000	$29	60
215 E Ridge St	0.12mi	4/1.0 (-1)	1,040	3mo	$40,000	$38	59
108 W Bertsch St	0.25mi	4/2.0 (-1)	1,508	5mo	$115,000	$76	54
55 S Walnut St	0.22mi	6/1.5 (+1)	3,093	7mo	$217,500	$70	52
138 W Abbott St	0.30mi	4/2.5 (-1)	1,340	9mo	$140,000	$104	51
224 W Water St	0.39mi	4/1.0 (-1)	1,976	2mo	$75,000	$38	48
328 E Snyder Ave	0.29mi	4/1.0 (-1)	1,120	8mo	$107,500	$96	47
306 W Kline Ave	0.44mi	4/1.5 (-1)	1,312	4mo	$115,000	$88	44
328 W Abbott St	0.50mi	4/1.5 (-1)	1,455	3mo	$127,000	$87	43
343 W Kline Ave	0.50mi	4/1.0 (-1)	1,394	8mo	$65,000	$47	38

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

Projected returns pro-forma

9.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.5%
• Equity multiple: 1.92×
• Total profit: $89,923
• Equity at exit: $292,187

10-year hold

• IRR: 12.2%
• Equity multiple: 4.30×
• Total profit: $322,765
• Equity at exit: $607,874

Cash invested: $97,720 (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 18232

• Home prices YoY: 3.6%
• Active inventory: 34
• Price-to-rent: 19.7×

Monthly cashflow live

• Estimated rent: $1,477 medium
• Mortgage (P&I): −$1,830
• Tax est. 1.5%: −$436 /mo · $5,235/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $-1,245

Break-even live

Break-even rent $3,053

Max offer price $168,864

Occupancy floor —

Sensitivity live

Price	-10% $-1,004	-5% $-1,124	+0% $-1,245	+5% $-1,365	+10% $-1,486
Rent	-10% $-1,362	-5% $-1,303	+0% $-1,245	+5% $-1,187	+10% $-1,128
Rate	-1.0pp $-1,069	-0.5pp $-1,156	base $-1,245	+0.5pp $-1,335	+1.0pp $-1,427

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214-216 W Ridge St Unit 216-3 Lansford, PA	6.0	1.0	381	$995	$2.61	3d	1	0.39mi
126 E High St Coaldale, PA	4.0	1.5	1000	$1,200	$1.20	15d	1	1.30mi

Listing history 8 events

1. 2026-06-18
   days on market $349,000 Active 9 DOM
2. 2026-06-17
   days on market $349,000 Active 8 DOM
3. 2026-06-16
   days on market $349,000 Active 7 DOM
4. 2026-06-15
   days on market $349,000 Active 6 DOM
5. 2026-06-14
   days on market $349,000 Active 4 DOM
6. 2026-06-13
   days on market $349,000 Active 3 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   listed $349,000 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $17,726
• − Mortgage interest: −$19,549
• − Property taxes: −$5,235
• − Insurance: −$1,745
• − Repairs & maintenance: −$1,418
• − Management: −$1,418
• − Depreciation: −$10,153
• Taxable loss: −$21,792
• Est. tax savings @ 24.0%: +$5,230
• After-tax cash flow: $-9,708/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This five-unit investment property requires moderate renovations to its kitchens and bathrooms, as well as exterior painting. The property is currently generating stable income and has a good roof, but the renovations would significantly increase its value.

Repairs flagged

• Moderate kitchen cabinets — dated and cluttered
• Moderate bathroom fixtures — dated and cluttered
• Moderate exterior paint — moderate wear

Value-add opportunities

• Both kitchen renovation — modernizing the kitchen would increase both resale and rental value
• Both bathroom renovation — modernizing the bathrooms would increase both resale and rental value
• Both exterior paint — painting the exterior would improve curb appeal and increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and cluttered	Moderate	$3,000–15,000
bathroom fixtures · dated and cluttered	Moderate	$3,000–15,000
exterior paint · moderate wear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Both kitchen renovation — modernizing the kitchen would increase both resale and rental value ↑
• Both bathroom renovation — modernizing the bathrooms would increase both resale and rental value ↑
• Both exterior paint — painting the exterior would improve curb appeal and increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Panther Valley SD
• NCES district ID: 4218450
• Math proficiency: 14% ▼ -7.00%
• Reading proficiency: 35% ▼ -14.00%
• Median HH income: $36,914
• Composite: 20.31/100
• National rank: #8613
• State rank: #477 of 539 in PA

Livability — Lansford

• Score: 72/100
• State rank: #605
• US rank: #5834

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lansford, PA
• County: Carbon County · 13,404 people
• City population: 4,156
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 4,156
• Household income: $44,713
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 123.0

Population outlook (Carbon County) Hauer SSP2

• Today (2025): 61,643 people
• By 2030: 59,840 · -2.9%
• By 2040: 55,413 · -10.1%
• By 2050: 50,843 · -17.5%
• By 2075: 43,326 · -29.7%
• By 2100: 37,126 · -39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 64% Hispanic / Latino 17% Black 11% Two or more races 11% Native American 4%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 4% Polish 2% Iranian 2%
• Foreign-born: 7% · Canada, Jamaica, South Korea
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Carbon

• 2024 margin: Solid R (+34.8) · D 32.2% · R 67.0%
• 2008→2024 swing: -36.7pp toward R · 2008: 1.9pp · 2024: -34.8pp
• All cycles: 2024: R+34.8 2020: R+32.0 2016: R+34.1 2012: R+6.9 2008: D+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.12%
• Current HPI: 262.3396
• Rent YoY: —
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• 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

-0.3% since first listed

3 events — show timeline

• 2026-06-09 Listed $349,000 GLVRMLS
• 2025-07-01 Listing Removed — GLVRMLS
• 2025-01-13 Listed $350,000 GLVRMLS