120 Meckesville Rd · Towamensing Trails, PA 18210

$229,900

2 bd · 2.0 ba · 1,368 sqft · SingleFamily public records · 66 Days on market

Built 1995 0.28 ac lot $168/sqft · 12% below area Est $262k · 12% under $38/mo HOA · 2% of rent

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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 +13.0/15.0
• Cash flow +12.6/30.0
• DSCR +3.7/10.0
• Appreciation +3.6/10.0
• 1% rule +3.1/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Move-in ready and newly renovated! This spacious 2-bedroom, 2-bath ranch with a 1-car garage offers comfortable one-level living on a flat property. The home features a large kitchen with an eat-in area, a separate dining room, and a great living room with cathedral ceilings and a cozy wood-burning stove. The oversized primary bedroom includes a private full bath, providing a perfect retreat. Enjoy the lovely yard space, ideal for relaxing or entertaining. With taxes just under $2,000, this home offers exceptional value. Don't miss this one--it won't last long!

Key facts

• Separate dining room
• Cathedral ceilings
• Large kitchen

Tags

• NEWLY RENOVATED
• LARGE KITCHEN
• SEPARATE DINING ROOM
• CATHEDRAL CEILINGS
• COZY WOOD-BURNING STOVE
• OVERSIZED PRIMARY BEDROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-31 ($-371/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (18.8% below list).
• Recommended offer: $187k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.4% in Towamensing Trails — 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 62/100 on livability (#1,361 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: health & safety D, amenities F, commute F.
• Jim Thorpe Area SD (rural): math 25% / reading 47% proficiency, ranked #394 of 539 in PA (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Penn-Kidder Campus (math 18% / reading 45%, grade F, #1,112 of 1,518 statewide, top 73%, 571 students, 62% FRL); Jim Thorpe Area Hs (math 62% / reading 75%, grade B, #53 of 437 statewide, top 13%, 565 students, 45% FRL) — zoned schools average 54% FRL vs 38% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 50% at this address vs 36% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Jim Thorpe Area SD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 458 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 180 units permitted in Carbon County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.9%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Carbon County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $50k; list at $230k implies a 360% gain — meaningful room to come down on a strong offer.

Recommended offer $186,704 (18.8% 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. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.81% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.58%
• DSCR: 0.97
• GRM: 10.3

CMA / ARV

• ARV (median comp): $261,806
• List price: $229,900
• Delta: -12.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
62 Narragansett Trl	0.20mi	2/1.0	1,210 (-12%)	13mo	$217,000	$179	57
28 Chesapeake Trl	0.33mi	2/1.0	1,246 (-9%)	11mo	$210,000	$169	56
117 Masters Trl	0.70mi	3/2.0 (+1)	1,248 (-9%)	2mo	$320,000	$256	47
138 Longfellow Cir	0.44mi	3/2.0 (+1)	1,550 (+13%)	15mo	$469,000	$303	40
15 Shakespeare Dr	0.65mi	3/2.0 (+1)	1,524 (+11%)	7mo	$230,000	$151	39
64 Pautuxent Trl	0.48mi	3/2.0 (+1)	1,546 (+13%)	15mo	$244,000	$158	38
15 Piute Trl	0.51mi	3/1.0 (+1)	1,512 (+10%)	19mo	$260,000	$172	34

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

Projected returns pro-forma

-2.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.41×
• Total profit: $-38,156
• Equity at exit: $35,438

10-year hold

• IRR: -8.5%
• Equity multiple: 0.46×
• Total profit: $-34,925
• Equity at exit: $21,874

Cash invested: $64,372 (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 18210

• Home prices YoY: -1.4%
• Active inventory: 458
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,867 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$166 /mo · $1,997/yr
• Insurance: −$96
• HOA: −$38
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-31

Break-even live

Break-even rent $1,906

Max offer price $224,440

Occupancy floor 97%

Sensitivity live

Price	-10% $99	-5% $34	+0% $-31	+5% $-96	+10% $-161
Rent	-10% $-178	-5% $-105	+0% $-31	+5% $43	+10% $117
Rate	-1.0pp $85	-0.5pp $28	base $-31	+0.5pp $-90	+1.0pp $-151

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45 Piute Trl Albrightsville, PA	3.0	2.0	1248	$1,495	$1.20	5d	1	0.35mi
798 Towamensing Trl Albrightsville, PA	3.0	2.5	1568	$2,150	$1.37	23d	1	0.51mi
798 Towamensing Trl Albrightsville, PA	3.0	2.5	1568	$2,150	$1.37	46d	1	0.51mi
20 Iowa Rd Albrightsville, PA	3.0	1.0	930	$2,750	$2.96	26d	1	1.04mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 13 events

1. 2026-06-09
   status $229,900 Pending 66 DOM
2. 2026-06-08
   days on market $229,900 Active 66 DOM
3. 2026-06-07
   days on market $229,900 Active 65 DOM
4. 2026-06-03
   days on market $229,900 Active 61 DOM
5. 2026-06-02
   days on market $229,900 Active 60 DOM
6. 2026-06-01
   days on market $229,900 Active 59 DOM
7. 2026-05-31
   days on market $229,900 Active 58 DOM
8. 2026-05-31
   days on market $229,900 Active 57 DOM
9. 2026-04-09
   status Active 567-char remark

   Show marketing remark (567 chars)

   Move-in ready and newly renovated! This spacious 2-bedroom, 2-bath ranch with a 1-car garage offers comfortable one-level living on a flat property. The home features a large kitchen with an eat-in area, a separate dining room, and a great living room with cathedral ceilings and a cozy wood-burning stove. The oversized primary bedroom includes a private full bath, providing a perfect retreat. Enjoy the lovely yard space, ideal for relaxing or entertaining. With taxes just under $2,000, this home offers exceptional value. Don't miss this one--it won't last long!

10. 2026-03-20
    status Pending 567-char remark

    Show marketing remark (567 chars)

    Move-in ready and newly renovated! This spacious 2-bedroom, 2-bath ranch with a 1-car garage offers comfortable one-level living on a flat property. The home features a large kitchen with an eat-in area, a separate dining room, and a great living room with cathedral ceilings and a cozy wood-burning stove. The oversized primary bedroom includes a private full bath, providing a perfect retreat. Enjoy the lovely yard space, ideal for relaxing or entertaining. With taxes just under $2,000, this home offers exceptional value. Don't miss this one--it won't last long!

11. 2026-03-13
    listed $229,900 Active 567-char remark

    Show marketing remark (567 chars)

    Move-in ready and newly renovated! This spacious 2-bedroom, 2-bath ranch with a 1-car garage offers comfortable one-level living on a flat property. The home features a large kitchen with an eat-in area, a separate dining room, and a great living room with cathedral ceilings and a cozy wood-burning stove. The oversized primary bedroom includes a private full bath, providing a perfect retreat. Enjoy the lovely yard space, ideal for relaxing or entertaining. With taxes just under $2,000, this home offers exceptional value. Don't miss this one--it won't last long!

12. 2014-04-23
    soldstatus $50,000 171-char remark

    Show marketing remark (171 chars)

    2 Bedroom 2 bath Ranch has woodstove in Living room, NEW interior paint & floor coverings with 1 Car garage in GOOD condition. BUYER PAYS 2% TRANSFER TAX AT CLOSING!

13. 2013-10-06
    listed $49,900 171-char remark

    Show marketing remark (171 chars)

    2 Bedroom 2 bath Ranch has woodstove in Living room, NEW interior paint & floor coverings with 1 Car garage in GOOD condition. BUYER PAYS 2% TRANSFER TAX AT CLOSING!

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

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $1,997 · $166/mo
• Projected year-2 tax: $2,815 · $235/mo
• Expected delta: +$817/yr (+$68/mo · 40.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $22,404
• − Mortgage interest: −$12,878
• − Property taxes: −$1,997
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,792
• − Management: −$1,792
• − HOA: −$456
• − Depreciation: −$6,688
• Taxable loss: −$4,349
• Est. tax savings @ 24.0%: +$1,044
• After-tax cash flow: $673/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: Jim Thorpe Area SD
• NCES district ID: 4212540
• Math proficiency: 25% ▼ -12.00%
• Reading proficiency: 47% ▼ -11.00%
• Median HH income: $53,476
• Composite: 31.42/100
• National rank: #5988
• State rank: #394 of 539 in PA

Livability — Towamensing Trails

• Score: 62/100
• State rank: #1361
• US rank: #16977

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,879
• Population (ZIP): 7,879

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: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 22% Two or more races 11% Black 6% Native American 1% Asian 1%
• Hispanic origin (detail): Puerto Rican 12% Cuban 2% Dominican 1%
• Common ancestry: Romanian 8% Russian 4% Iranian 2%
• Foreign-born: 12% · Canada
• Languages at home: 81% English-only · Spanish 10% Russian/Polish/Slavic 7% Other Indo-European 1%

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: ▼ -2.89%
• Current HPI: 203.8099
• 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

+360.7% since first listed

5 events — show timeline

• 2026-04-09 Relisted — PMAR
• 2026-03-20 Pending — PMAR
• 2026-03-13 Listed $229,900 PMAR
• 2014-04-23 Sold (MLS) $50,000 PMAR
• 2013-10-06 Listed $49,900 PMAR

Property tax history

+1.7%/yr

Latest (2026): $1,997 · +5.4% YoY. Source: county tax records.