612 Academy St · Blakely, PA 18452

$199,000

3 bd · 1.5 ba · 1,600 sqft · SingleFamily · 85 Days on market

Built 1968 7,840 sqft lot Est $256k · 22% 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).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Location! Valley View School District. Many updates in this wonderful 3BR, 1.5 BA home. Large eat in kitchen, 1st floor laundry, and lovely hardwood floors. Large fenced in backyard w/ detached garage, corner lot, low taxes and alley access. A Must See!, Baths: 1 Bath Lev 2,1 Half Lev 1, Beds: 2+ Bed 2nd, SqFt Fin - Main: 650.00, SqFt Fin - 3rd: 0.00, Tax Information: Available, SqFt Fin - 2nd: 625.00, Additional Info: FHA, VA buyers welcome if buyer willing to do the appraisal repairs, if any. All measurements are approximate and not guaranteed. SHOWINGS Fridays 4-6:30, Saturdays 10-6:30 and Some Thursdays 10-6:30Please NO SHOWING TIME, text me.

Key facts

• Fenced in backyard
• 1st floor laundry
• 7,840 sq ft lot

Tags

• VALLEY VIEW SCHOOL DISTRICT
• SPACIOUS EAT-IN KITCHEN
• 1ST FLOOR LAUNDRY
• PLENTY OF STORAGE SPACE
• SECOND FLOOR BONUS ROOM
• FENCED IN BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-2 ($-20/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (9.1% below list).
• Recommended offer: $181k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.5% in Blakely — 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 (#625 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools D-, amenities F, commute F.
• Valley View SD (rural): math 34% / reading 57% proficiency, ranked #269 of 539 in PA (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 29 active listings in the ZIP; 9 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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 85 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $26k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $172k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,901 (9.1% 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. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.91% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.16%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $256,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Eleanor St	0.23mi	3/1.0	1,485 (-7%)	7mo	$285,000	$192	69
515 Keystone Ave	0.10mi	3/2.0	1,498 (-6%)	24mo	$272,500	$182	63
343 Maple St	0.13mi	3/2.0	1,500 (-6%)	23mo	$267,500	$178	62
120 Woodhaven Rd	0.61mi	3/1.5	1,519 (-5%)	1mo	$364,900	$240	62
1126 Main St	0.21mi	3/1.5	1,360 (-15%)	6mo	$190,000	$140	60
1230 Main St	0.26mi	4/1.5 (+1)	1,768 (+10%)	10mo	$233,000	$132	57
442 Bodnick St	0.43mi	4/2.0 (+1)	1,600 (0%)	22mo	$256,500	$160	55
454 Bagnick St	0.46mi	3/1.0	1,432 (-10%)	7mo	$150,000	$105	53
625 River St	0.65mi	3/1.5	1,694 (+6%)	13mo	$295,000	$174	49
429 Hickory St	0.72mi	3/1.5	1,407 (-12%)	12mo	$223,000	$158	36
110 Morgan St	0.73mi	4/1.5 (+1)	1,818 (+14%)	4mo	$285,000	$157	35
101 Bank St	0.66mi	4/2.5 (+1)	1,740 (+9%)	22mo	$180,900	$104	27

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-32,291
• Equity at exit: $29,672

10-year hold

• IRR: -8.0%
• Equity multiple: 0.50×
• Total profit: $-28,006
• Equity at exit: $17,206

Cash invested: $55,720 (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 18452

• Home prices YoY: -12.3%
• Active inventory: 29
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,809 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-2

Break-even live

Break-even rent $1,811

Max offer price $198,759

Occupancy floor 95%

Sensitivity live

Price	-10% $136	-5% $67	+0% $-2	+5% $-70	+10% $-139
Rent	-10% $-145	-5% $-73	+0% $-2	+5% $70	+10% $141
Rate	-1.0pp $99	-0.5pp $49	base $-2	+0.5pp $-53	+1.0pp $-106

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
421 Academy St Unit 1 Peckville, PA	3.0	1.0	2135	$1,800	$0.84	14d	1	0.10mi
319 Union St Peckville, PA	3.0	1.5	1400	$1,695	$1.21	14d	1	0.83mi
302 Delaware Ave Olyphant, PA	3.0	2.5	1369	$2,100	$1.53	22d	1	1.06mi
2800 U.S. 6 Blakely, PA	2.0–3.0	1.5–2.0	1000	$2,300	$2.30	14d	6	1.19mi
1827-1829 Main St Unit second floor Blakely, PA	3.0	1.0	1425	$1,450	$1.02	22d	1	1.21mi
710 W Lackawanna Ave Dickson City, PA	4.0	2.0	1900	$1,850	$0.97	44d	1	1.25mi
630 E Lackawanna St Olyphant, PA	3.0	1.0	1190	$1,575	$1.32	44d	1	1.27mi
708 Woodmere Ave Olyphant, PA	3.0	1.5	1870	$2,000	$1.07	44d	1	1.35mi
215 S Valley Ave Olyphant, PA	3.0	1.0	1100	$1,700	$1.55	22d	1	1.45mi

Listing history 15 events

1. 2026-05-04
   soldstatus $172,000
2. 2026-03-19
   status Pending
3. 2026-03-10
   price $199,000
4. 2026-02-23
   price $209,000
5. 2026-02-08
   price $215,000
6. 2026-01-23
   price $220,500
7. 2026-01-06
   status Active
8. 2025-12-26
   status Pending
9. 2025-12-14
   listed $225,000 Active
10. 2021-06-08
    soldstatus $139,900
11. 2021-05-06
    soldstatus $139,900 661-char remark

    Show marketing remark (661 chars)

    Great Location! Valley View School District. Many updates in this wonderful 3BR, 1.5 BA home. Large eat in kitchen, 1st floor laundry, and lovely hardwood floors. Large fenced in backyard w/ detached garage, corner lot, low taxes and alley access. A Must See!, Baths: 1 Bath Lev 2,1 Half Lev 1, Beds: 2+ Bed 2nd, SqFt Fin - Main: 650.00, SqFt Fin - 3rd: 0.00, Tax Information: Available, SqFt Fin - 2nd: 625.00, Additional Info: FHA, VA buyers welcome if buyer willing to do the appraisal repairs, if any. All measurements are approximate and not guaranteed. SHOWINGS Fridays 4-6:30, Saturdays 10-6:30 and Some Thursdays 10-6:30Please NO SHOWING TIME, text me.

12. 2014-07-16
    soldstatus $70,000
13. 2014-07-10
    soldstatus $70,000
14. 2013-08-05
    listed $98,000
15. 1984-01-10
    soldstatus $29,000

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥92°F today · 19 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,708
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$1,662
• − Repairs & maintenance: −$1,737
• − Management: −$1,737
• − Depreciation: −$5,789
• Taxable loss: −$3,348
• Est. tax savings @ 24.0%: +$803
• After-tax cash flow: $783/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: Valley View SD
• NCES district ID: 4224650
• Math proficiency: 34% ▼ -10.00%
• Reading proficiency: 57% ▼ -12.00%
• Median HH income: $45,562
• Composite: 38.54/100
• National rank: #4174
• State rank: #269 of 539 in PA

Livability — Blakely

• Score: 72/100
• State rank: #625
• US rank: #6020

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blakely, PA
• City population: 5,085
• Population (ZIP): 5,085

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 (95%)
• Race & ethnicity: White 95% Two or more races 2% Black 1%
• Common ancestry: Romanian 20% Subsaharan African 5% Slovak 4%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -29.12%
• Current HPI: 208.2511
• 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

+493.1% since first listed

15 events — show timeline

• 2026-05-04 Sold (Public Records) $172,000 Public Records
• 2026-03-19 Pending — GSBR as distributed by MLS GRID
• 2026-03-10 Price Changed $199,000 GSBR as distributed by MLS GRID
• 2026-02-23 Price Changed $209,000 GSBR as distributed by MLS GRID
• 2026-02-08 Price Changed $215,000 GSBR as distributed by MLS GRID
• 2026-01-23 Price Changed $220,500 GSBR as distributed by MLS GRID
• 2026-01-06 Relisted — GSBR as distributed by MLS GRID
• 2025-12-26 Pending — GSBR as distributed by MLS GRID
• 2025-12-14 Listed $225,000 GSBR as distributed by MLS GRID
• 2021-06-08 Sold (Public Records) $139,900 Public Records
• 2021-05-06 Sold (MLS) $139,900 GSBR as distributed by MLS GRID
• 2014-07-16 Sold (Public Records) $70,000 Public Records
• 2014-07-10 Sold (MLS) $70,000 GSBR as distributed by MLS GRID
• 2013-08-05 Listed $98,000 GSBR as distributed by MLS GRID
• 1984-01-10 Sold (Public Records) $29,000 Public Records

Property tax history

+34.9%/yr

Latest (2026): $39,452 · +2044.0% YoY. Source: county tax records.