107 Keystone Hills Rd #406 · Factoryville, PA 18419

$149,900

3 bd · 1.5 ba · 1,600 sqft · Townhouse · 24 Days on market

Built 1975 Fair condition 6,098 sqft lot $94/sqft · 25% below area Est $201k · 25% under

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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 +23.1/30.0
• ARV discount +15.0/15.0
• Appreciation +7.8/10.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Why waste your money on rent? This charming Townhome, located in rural Factoryville can free you from your landlord. This home has 3 Bedrooms, 1 1/2 Baths, a full unfinished basement with walk out to rear yard. Relax on your back deck overlooking a wooded setting. No HOA FEES. Plenty of storage space Carefree living with little Maintenance. All measurements are approximate.

Key facts

• Wooded setting
• No hoa fees
• Back deck

Tags

• FULL UNFINISHED BASEMENT
• BACK DECK
• WOODED SETTING
• NO HOA FEES
• PLENTY OF STORAGE SPACE

Property features AI

Exterior

• Parking: Assigned outside parking; No garage; 2 parking spaces (2 open spaces)
• Utilities: Public water; Public sewer; Electricity available with 100 amp service; Cable available
• Home design: Attached townhouse; Townhouse residential property; Built in 1975 (effective year 1975); Two-or-more common walls
• Construction: Block, plaster, vinyl siding and brick construction materials; Block/combination foundation; Asbestos shingle roof; Estimated year built 1975
• Exterior features: Private yard; Balcony; Rear porch; Deck; Fenced yard with vinyl fencing; Back and front yard areas; Asphalt road frontage

Interior

• Kitchen: Dishwasher; Refrigerator; Free-standing electric range
• Bedrooms: Total of 3 bedrooms (Primary bedroom with ceiling fan and carpeting); Bedroom 2 with ceiling fan and carpeting; Bedroom 3 with ceiling fan and carpeting
• Flooring: Combination of flooring types (vinyl in kitchen; carpet in main rooms)
• Bathrooms: 2 bathrooms total — 1 full bathroom and 1 half bathroom; Private bathing area in full bathroom, half bath with 1/2 bath configuration
• Heating & cooling: Electric heating; Wall/window air conditioning units
• Interior features: Ceiling fans in multiple rooms; Double pane windows; Crawl opening attic; Has a heated, walk-out basement with block construction
• Laundry & utility: Laundry located on the lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $150k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#760 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Lackawanna Trail SD (suburban): math 39% / reading 53% proficiency, ranked #248 of 539 in PA (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 30 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 33 units permitted in Wyoming County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (5.5% local appreciation)).
• Wyoming County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.5% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Recommended offer $147,651 (1.5% below list)

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 1975 — 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 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?
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: 1.10% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.65%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (median comp): $200,941
• List price: $149,900
• Delta: -25.40%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

5.55% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 2.34×
• Total profit: $56,335
• Equity at exit: $89,966

10-year hold

• IRR: 20.1%
• Equity multiple: 4.66×
• Total profit: $153,585
• Equity at exit: $159,588

Cash invested: $41,972 (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 18419

• Home prices YoY: 2.2%
• Active inventory: 30
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $268

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 79%

Sensitivity live

Price	-10% $371	-5% $319	+0% $268	+5% $216	+10% $164
Rent	-10% $137	-5% $202	+0% $268	+5% $333	+10% $398
Rate	-1.0pp $343	-0.5pp $306	base $268	+0.5pp $229	+1.0pp $189

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
277 Riverside Dr Unit C Factoryville, PA	3.0	1.0	1113	$1,650	$1.48	44d	1	0.62mi

Listing history 2 events

1. 2026-05-18
   status Pending 376-char remark
2. 2026-04-24
   listed $149,900 Active 376-char remark

ⓘ 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 ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,800
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$4,361
• Taxable income: $877
• Est. tax owed @ 24.0%: −$210
• After-tax cash flow: $3,001/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 · 13 photos

Fair 45/100 Moderate rehab

This townhouse requires moderate repairs and maintenance to improve its condition and value. Painting and updating the interior and exterior can significantly enhance its curb appeal and marketability.

Repairs flagged

• Minor exterior paint — Some discoloration on vinyl siding
• Minor interior paint — Some discoloration on walls
• Minor kitchen cabinets — Some wear

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace carpet with hardwood or tile — Hardwood or tile flooring is more durable and adds value
• Both Upgrade kitchen appliances — Modern appliances improve functionality and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior paint · Some discoloration on vinyl siding	Minor	$500–3,000
interior paint · Some discoloration on walls	Minor	$500–3,000
kitchen cabinets · Some wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood or tile — Hardwood or tile flooring is more durable and adds value ↑
• Both Upgrade kitchen appliances — Modern appliances improve functionality and 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: Lackawanna Trail SD
• NCES district ID: 4212990
• Math proficiency: 39% ▼ -7.00%
• Reading proficiency: 53% ▼ -13.00%
• Median HH income: $53,071
• Composite: 39.71/100
• National rank: #3904
• State rank: #248 of 539 in PA

Livability — Factoryville

• Score: 70/100
• State rank: #760
• US rank: #7596

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,868

Population outlook (Wyoming County) Hauer SSP2

• Today (2025): 26,334 people
• By 2030: 25,225 · -4.2%
• By 2040: 22,707 · -13.8%
• By 2050: 20,250 · -23.1%
• By 2075: 15,192 · -42.3%
• By 2100: 10,961 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 4% Black 2%
• Common ancestry: Romanian 13% Slovak 3% Scotch-Irish 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Wyoming

• 2024 margin: Solid R (+36.8) · D 31.1% · R 67.9% · Other 1.0%
• 2008→2024 swing: -29.2pp toward R · 2008: -7.6pp · 2024: -36.8pp
• All cycles: 2024: R+36.8 2020: R+35.2 2016: R+38.7 2012: R+12.3 2008: R+7.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.55%
• Current HPI: 258.6724
• 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

2 events — show timeline

• 2026-05-18 Pending — GSBR as distributed by MLS GRID
• 2026-04-24 Listed $149,900 GSBR as distributed by MLS GRID