6A Cherry Ave · Carbondale, PA 18407

$79,400

3 bd · 1.0 ba · 880 sqft · SingleFamily · 5 Days on market

Built 1940 Fair condition 1,742 sqft lot Est $79k · at est.

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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 +7.4/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

A little TLC is all that is needed to make this a charming home. Fireplace in living room adds charm and warm to this home. Small yard.

Key facts

• 1,742 sq ft lot
• Built 1940
• Listed 5 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electricity connected with circuit breakers; Natural gas connected
• Home design: Single family residence; Residential property; Built circa 1940 (estimated)
• Construction: Shingle siding; Composition roof; Stone foundation
• Exterior features: Private yard; Back yard; Paved city street frontage (approx. 30' frontage, 30 x 60 lot dimensions)

Interior

• Kitchen: Gas oven; Refrigerator; Freezer
• Bedrooms: 3 bedrooms (Bedroom 1: 11 x 10; Bedroom 2: 12 x 11; Bedroom 3: 12 x 12)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom (6 x 10)
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: Ceiling fans; Eat-in kitchen; Pull-down attic stairs with storage; Block basement with sump pump
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $79k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $477 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Cap rate 13.5% vs local median 4.7% in Carbondale — 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 72/100 on livability (#648 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D+, employment D, commute F.
• Carbondale Area SD (suburban): math 15% / reading 33% proficiency, ranked #480 of 539 in PA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Carbondale El Sch (math 9% / reading 28%, grade F, #1,289 of 1,518 statewide, top 85%, 773 students, 46% FRL); Carbondale Area Jshs (math 23% / reading 42%, grade F, #330 of 437 statewide, top 76%, 778 students, 46% FRL).
• Market conditions: 111 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $549 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,400

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1940 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.63% ✓
• Cap rate: 13.50%
• Cash-on-cash: 25.73%
• DSCR: 2.14
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $79,200
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 Rock St	0.48mi	2/1.0 (-1)	870 (-1%)	9mo	$73,500	$84	63
63 8th Ave	0.73mi	2/2.0 (-1)	1,003 (+14%)	21mo	$90,000	$90	16

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: 19.4%
• Equity multiple: 1.79×
• Total profit: $17,517
• Equity at exit: $11,839

10-year hold

• IRR: 27.7%
• Equity multiple: 3.45×
• Total profit: $54,432
• Equity at exit: $6,865

Cash invested: $22,232 (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 18407

• Home prices YoY: -29.8%
• Active inventory: 111
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,298 high
• Mortgage (P&I): −$416
• Tax est. 1.5%: −$99 /mo · $1,191/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $477

Break-even live

Break-even rent $695

Max offer price $79,400

Occupancy floor 58%

Sensitivity live

Price	-10% $532	-5% $504	+0% $477	+5% $449	+10% $422
Rent	-10% $374	-5% $425	+0% $477	+5% $528	+10% $579
Rate	-1.0pp $517	-0.5pp $497	base $477	+0.5pp $456	+1.0pp $435

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: $19,850
• Closing costs: $2,382
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
85 Belmont St Carbondale, PA	2.0	1.0	1000	$1,200	$1.20	15d	1	0.06mi
83 Spring St Carbondale, PA	2.0	1.0	1015	$1,650	$1.63	45d	1	0.48mi
109 Salem Ave Unit 1Fl Carbondale, PA	2.0	1.0	960	$1,300	$1.35	15d	1	0.50mi
37 Green St Carbondale, PA	3.0	1.0	707	$1,375	$1.94	15d	1	0.55mi
4 Apple Ave Apt 4 Carbondale, PA	2.0	1.0	850	$1,114	$1.31	22d	1	0.59mi
418 N Main St Unit 1B Simpson, PA	2.0	1.0	1050	$1,175	$1.12	45d	1	0.84mi
18 Parish Ct Carbondale, PA	2.0	1.0	1050	$1,300	$1.24	15d	1	0.91mi
35 Rittenhouse St Unit 1st floor Carbondale, PA	2.0	1.0	800	$900	$1.12	45d	1	0.94mi
540 N Main St Simpson, PA	2.0	1.0	639	$1,200	$1.88	15d	1	1.00mi

Listing history 5 events

1. 2026-06-14
   statusdays on market $79,400 Pending 5 DOM
2. 2026-06-13
   days on market $79,400 Active 4 DOM
3. 2026-06-10
   days on market $79,400 Active 2 DOM
4. 2026-06-09
   remarks 135-char remark
5. 2026-06-09
   listed $79,400 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 8 d/yr ≥90°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,577
• − Mortgage interest: −$4,448
• − Property taxes: −$1,191
• − Insurance: −$397
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$2,310
• Taxable income: $4,739
• Est. tax owed @ 24.0%: −$1,137
• After-tax cash flow: $4,584/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 home requires moderate renovations to improve its condition and increase its value. Focus on cleaning, painting, and updating the kitchen and bathrooms.

Repairs flagged

• Minor kitchen countertops — Cluttered and could use cleaning
• Minor bathroom fixtures — Not visible, but likely outdated
• Minor exterior siding — Some discoloration

Value-add opportunities

• Both paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both replace kitchen countertops — New countertops improve functionality and appearance
• Both update bathroom fixtures — Modern fixtures increase appeal and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen countertops · Cluttered and could use cleaning	Minor	$500–3,000
bathroom fixtures · Not visible, but likely outdated	Minor	$500–3,000
exterior siding · Some discoloration	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both replace kitchen countertops — New countertops improve functionality and appearance ↑
• Both update bathroom fixtures — Modern fixtures increase appeal and functionality ↑

ⓘ 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: Carbondale Area SD
• NCES district ID: 4204980
• Math proficiency: 15% ▼ -14.00%
• Reading proficiency: 33% ▼ -23.00%
• Median HH income: $35,070
• Composite: 19.73/100
• National rank: #8714
• State rank: #480 of 539 in PA

Livability — Carbondale

• Score: 72/100
• State rank: #648
• US rank: #6298

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carbondale, PA
• County: Lackawanna County · 134,448 people
• City population: 14,445
• Metro: Scranton--Wilkes-Barre, PA
• Population (ZIP): 14,445
• Household income: $59,652
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 430.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 9% Two or more races 6% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Romanian 11% Scotch-Irish 3% Subsaharan African 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -59.46%
• Current HPI: 140.1227
• Rent YoY: —
• Metro: Scranton--Wilkes-Barre, PA
• 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

• 2026-06-07 Listed $79,400 GSBR as distributed by MLS GRID