1 3 Ferguson Pl · Dunmore, PA 18509

$339,000

4 bd · 5.0 ba · 2,800 sqft · MultiFamily · 91 Days on market

Built 1920 Fair condition 1,742 sqft lot $121/sqft · 14% above area Est $296k · 14% over

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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).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Rent growth +4.3/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.2/5.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

CALLING ALL INVESTORSFully occupied four-unit investment property in Dunmore offering immediate cash flow. All units are currently rented making this a turnkey opportunity for investors looking to expand their investment portfolio. This property is conveniently located near local amenities, shopping, and major routes. A great opportunity to own a stabilized multi-unit property in a desired area.

Key facts

• Desired area
• Turnkey opportunity
• 1,742 sq ft lot

Tags

• FOUR-UNIT INVESTMENT PROPERTY
• TURNKEY OPPORTUNITY
• STABILIZED MULTI-UNIT PROPERTY
• DESIRED AREA

What this means for you Summary

Snapshot

• This is a 4-bed/5.0-bath multifamily listed at $339k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $339k).
• Recommended offer: $308k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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: Rents rising fast (+7.1%/yr); 10 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 251 units permitted in Lackawanna County in 2024 (0 in 5+ unit buildings).
• At $4,881/mo this rent would consume 115% of the median local household income ($51k/yr) (locally 715% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 + 7.1% rent growth), your $95k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago 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.
• Current owner paid $191k; list at $339k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $308,490 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.44% ✓
• Cap rate: 11.65%
• Cash-on-cash: 19.13%
• DSCR: 1.85
• GRM: 5.8

CMA / ARV

• ARV (median comp): $296,104
• List price: $339,000
• Delta: 14.49%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1121 1123 Farber Ct	0.69mi	4/2.0	2,747 (-2%)	7mo	$165,000	$60	47
1306 Monroe Ave	0.29mi	4/2.0	2,400 (-14%)	14mo	$240,000	$100	39

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 · 7.12% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 1.66×
• Total profit: $62,592
• Equity at exit: $50,546

10-year hold

• IRR: 27.2%
• Equity multiple: 3.88×
• Total profit: $273,050
• Equity at exit: $29,311

Cash invested: $94,920 (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 18509

• Home prices YoY: -33.5%
• Rents YoY: 7.1%
• Active inventory: 10
• Price-to-rent: 23.2×

Monthly cashflow live

• Estimated rent: $4,881 high
• Mortgage (P&I): −$1,778
• Tax est. 1.5%: −$424 /mo · $5,085/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,025
• Net cashflow: $1,513

Break-even live

Break-even rent $2,966

Max offer price $339,000

Occupancy floor 64%

Sensitivity live

Price	-10% $1,748	-5% $1,630	+0% $1,513	+5% $1,396	+10% $1,279
Rent	-10% $1,128	-5% $1,320	+0% $1,513	+5% $1,706	+10% $1,899
Rate	-1.0pp $1,684	-0.5pp $1,599	base $1,513	+0.5pp $1,425	+1.0pp $1,336

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$4,880
Total (4 units)			$4,881

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1528 Wyoming Ave Scranton, PA	5.0	1.5	2500	$2,500	$1.00	21d	1	0.24mi
1707 Monroe Ave Scranton, PA	4.0	2.5	2202	$2,000	$0.91	21d	1	0.50mi

Listing history 21 events

1. 2026-06-18
   days on market $339,000 Active 91 DOM
2. 2026-06-17
   days on market $339,000 Active 90 DOM
3. 2026-06-16
   days on market $339,000 Active 89 DOM
4. 2026-06-15
   days on market $339,000 Active 88 DOM
5. 2026-06-14
   days on market $339,000 Active 86 DOM
6. 2026-06-13
   days on market $339,000 Active 85 DOM
7. 2026-06-10
   days on market $339,000 Active 83 DOM
8. 2026-06-09
   days on market $339,000 Active 82 DOM
9. 2026-06-08
   days on market $339,000 Active 81 DOM
10. 2026-06-07
    days on market $339,000 Active 80 DOM
11. 2026-06-02
    days on market $339,000 Active 75 DOM
12. 2026-06-01
    days on market $339,000 Active 74 DOM
13. 2026-05-31
    days on market $339,000 Active 73 DOM
14. 2026-05-30
    days on market $339,000 Active 72 DOM
15. 2026-03-12
    listed $339,000 Active 398-char remark

    Show marketing remark (398 chars)

    CALLING ALL INVESTORSFully occupied four-unit investment property in Dunmore offering immediate cash flow. All units are currently rented making this a turnkey opportunity for investors looking to expand their investment portfolio. This property is conveniently located near local amenities, shopping, and major routes. A great opportunity to own a stabilized multi-unit property in a desired area.

16. 2024-01-18
    soldstatus $191,000 Closed 355-char remark

    Show marketing remark (355 chars)

    ATTENTION INVESTORS Great multi-unit investment opportunity in Dunmore. 2 of the 3 units are rented, 1 is vacant. You can live in one and rent the other 2 or collect rent on all 3. All tenants are month to month. , Old Kitchen: Y, Tax Information: Available, Kitchen: Old, Baths: Old, SqFt Fin - 3rd: 0.00, SqFt Fin - Main: 1596.00, SqFt Fin - 2nd: 665.00

17. 2023-12-11
    status Pending 355-char remark

    Show marketing remark (355 chars)

    ATTENTION INVESTORS Great multi-unit investment opportunity in Dunmore. 2 of the 3 units are rented, 1 is vacant. You can live in one and rent the other 2 or collect rent on all 3. All tenants are month to month. , Old Kitchen: Y, Tax Information: Available, Kitchen: Old, Baths: Old, SqFt Fin - 3rd: 0.00, SqFt Fin - Main: 1596.00, SqFt Fin - 2nd: 665.00

18. 2023-12-06
    status Pending 355-char remark

    Show marketing remark (355 chars)

    ATTENTION INVESTORS Great multi-unit investment opportunity in Dunmore. 2 of the 3 units are rented, 1 is vacant. You can live in one and rent the other 2 or collect rent on all 3. All tenants are month to month. , Old Kitchen: Y, Tax Information: Available, Kitchen: Old, Baths: Old, SqFt Fin - 3rd: 0.00, SqFt Fin - Main: 1596.00, SqFt Fin - 2nd: 665.00

19. 2023-11-12
    status Active 355-char remark

    Show marketing remark (355 chars)

    ATTENTION INVESTORS Great multi-unit investment opportunity in Dunmore. 2 of the 3 units are rented, 1 is vacant. You can live in one and rent the other 2 or collect rent on all 3. All tenants are month to month. , Old Kitchen: Y, Tax Information: Available, Kitchen: Old, Baths: Old, SqFt Fin - 3rd: 0.00, SqFt Fin - Main: 1596.00, SqFt Fin - 2nd: 665.00

20. 2023-09-18
    status Pending 355-char remark

    Show marketing remark (355 chars)

    ATTENTION INVESTORS Great multi-unit investment opportunity in Dunmore. 2 of the 3 units are rented, 1 is vacant. You can live in one and rent the other 2 or collect rent on all 3. All tenants are month to month. , Old Kitchen: Y, Tax Information: Available, Kitchen: Old, Baths: Old, SqFt Fin - 3rd: 0.00, SqFt Fin - Main: 1596.00, SqFt Fin - 2nd: 665.00

21. 2023-09-05
    listed $199,900 Active 355-char remark

    Show marketing remark (355 chars)

    ATTENTION INVESTORS Great multi-unit investment opportunity in Dunmore. 2 of the 3 units are rented, 1 is vacant. You can live in one and rent the other 2 or collect rent on all 3. All tenants are month to month. , Old Kitchen: Y, Tax Information: Available, Kitchen: Old, Baths: Old, SqFt Fin - 3rd: 0.00, SqFt Fin - Main: 1596.00, SqFt Fin - 2nd: 665.00

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $58,572
• − Mortgage interest: −$18,989
• − Property taxes: −$5,085
• − Insurance: −$1,695
• − Repairs & maintenance: −$4,686
• − Management: −$4,686
• − Depreciation: −$9,862
• Taxable income: $13,569
• Est. tax owed @ 24.0%: −$3,257
• After-tax cash flow: $14,902/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 four-unit property requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen and bathrooms, as well as the windows. With updates, it has the potential to become a more attractive investment.

Repairs flagged

• Major Kitchen cabinets — Old and outdated
• Major Appliances — Outdated and need replacement
• Major Bathroom fixtures — Old and in need of replacement
• Moderate Windows — Older, possibly single-pane

Value-add opportunities

• Both New kitchen cabinets and appliances — Modernizes the space and improves functionality
• Both New bathroom fixtures — Enhances the aesthetic and functionality of the bathroom
• Both New windows — Improves energy efficiency and enhances curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Old and outdated	Major	$15,000–50,000
Appliances · Outdated and need replacement	Major	$15,000–50,000
Bathroom fixtures · Old and in need of replacement	Major	$15,000–50,000
Windows · Older, possibly single-pane	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$48,000–165,000

Value-add ROI direction

• Both New kitchen cabinets and appliances — Modernizes the space and improves functionality ↑
• Both New bathroom fixtures — Enhances the aesthetic and functionality of the bathroom ↑
• Both New windows — Improves energy efficiency and enhances curb appeal ↑

ⓘ 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: 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
• County: Lackawanna County · 134,448 people
• City population: 12,714
• Metro: Scranton--Wilkes-Barre, PA
• Population (ZIP): 13,055
• Household income: $51,062
• Rent vs Own: 51.4% rent · 48.6% own
• Severe rent burden: 715.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 10% Black 8% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Romanian 10% Scotch-Irish 2% Subsaharan African 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 89% English-only · Spanish 7% Russian/Polish/Slavic 1% Chinese 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: ▼ -106.59%
• Current HPI: 211.5558
• Rent YoY: ▲ 7.12%
• 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

+69.6% since first listed

7 events — show timeline

• 2026-03-12 Listed $339,000 GSBR as distributed by MLS GRID
• 2024-01-18 Sold (MLS) $191,000 GSBR as distributed by MLS GRID
• 2023-12-11 Pending — GSBR as distributed by MLS GRID
• 2023-12-06 Pending — GSBR as distributed by MLS GRID
• 2023-11-12 Relisted — GSBR as distributed by MLS GRID
• 2023-09-18 Pending — GSBR as distributed by MLS GRID
• 2023-09-05 Listed $199,900 GSBR as distributed by MLS GRID