220 Moosic Rd · Old Forge, PA 18518

$129,000

4 bd · 2.0 ba · 2,000 sqft · SingleFamily · 7 Days on market

Built 1950 4,791 sqft lot Est $254k · 49% under ↓ 35% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Appreciation +7.6/10.0
• Livability +3.9/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Looking for a rehab project to bring a property back to its original beauty? Here it is! This is a contractors dream purchase. .. . Great location in Old Forge, needs rehab work. A Cash ONLY transaction. Two story duplex, each unit has a kitchen, living room, full bath and two bedrooms. First floor unit also has an extra room off of the kitchen. ESTATE SALE.

Key facts

• 4,791 sq ft lot
• Garage
• Built 1950

Property features AI

Finance

• Financial info: Two total units (multi-family); Each unit approximately 1,000 square feet

Exterior

• Parking: One garage space
• Home design: Duplex (residential income property); Built circa 1950
• Construction: Concrete basement foundation; Estimated year built 1950
• Exterior features: Lot approximately 0.11 acre; Lot dimensions approximately 50 x 100

Interior

• Kitchen: Kitchen in each unit
• Bedrooms: Four bedrooms total; Two bedrooms in the first-floor unit; Two bedrooms in the second-floor unit
• Bathrooms: Two full bathrooms total; One bathroom in each unit
• Heating & cooling: Natural gas heating
• Interior features: Concrete basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $526 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Cap rate 11.2% vs local median 6.1% in Old Forge — 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 78/100 on livability (#287 in PA, #2,531 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Old Forge SD (suburban): math 22% / reading 49% proficiency, ranked #409 of 539 in PA (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 251 units permitted in Lackawanna County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($892 loan paydown + $7k appreciation (5.2% local appreciation)).
• Lackawanna County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $70k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.39% ✓
• Cap rate: 11.19%
• Cash-on-cash: 17.48%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $254,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
411 Moosic Rd	0.11mi	4/2.0	1,800 (-10%)	0mo	$329,900	$183	78
164 Taroli St	0.34mi	3/1.5 (-1)	2,055 (+3%)	6mo	$220,000	$107	68
403 Grace St	0.43mi	4/2.0	1,950 (-2%)	12mo	$215,000	$110	66
201 E Mary St	0.41mi	3/2.0 (-1)	2,030 (+2%)	16mo	$257,832	$127	60
503 George St	0.39mi	4/1.5	2,230 (+12%)	2mo	$275,000	$123	59
257 E Morton St	0.46mi	3/1.0 (-1)	2,000 (0%)	13mo	$265,000	$133	58
420 Grace St	0.47mi	3/2.0 (-1)	2,215 (+11%)	1mo	$237,000	$107	54
201 Alicia St	0.32mi	3/2.0 (-1)	1,700 (-15%)	1mo	$230,000	$135	54
162 Taroli St	0.34mi	3/1.5 (-1)	1,854 (-7%)	13mo	$250,000	$135	54
509 Maple St	0.47mi	3/2.0 (-1)	2,157 (+8%)	9mo	$245,000	$114	52
108 Mary St	0.42mi	3/2.5 (-1)	1,705 (-15%)	1mo	$153,000	$90	48
812 Glenwood Rd	0.59mi	3/2.0 (-1)	1,776 (-11%)	9mo	$269,900	$152	41

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

Projected returns pro-forma

5.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.3%
• Equity multiple: 2.78×
• Total profit: $64,355
• Equity at exit: $74,251

10-year hold

• IRR: 27.1%
• Equity multiple: 5.57×
• Total profit: $165,149
• Equity at exit: $129,108

Cash invested: $36,120 (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 18518

• Home prices YoY: 2.2%
• Active inventory: 39
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,795 medium
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $526

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 66%

Sensitivity live

Price	-10% $615	-5% $571	+0% $526	+5% $482	+10% $437
Rent	-10% $384	-5% $455	+0% $526	+5% $597	+10% $668
Rate	-1.0pp $591	-0.5pp $559	base $526	+0.5pp $493	+1.0pp $459

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Oak St Unit 2 Old Forge, PA	3.0	1.5	1500	$1,800	$1.20	44d	1	0.25mi
112 E Grove St Taylor, PA	4.0	1.5	1500	$1,700	$1.13	14d	1	1.40mi
1418 Grove St Moosic, PA	3.0	2.0	1820	$1,850	$1.02	14d	1	1.47mi

Listing history 5 events

1. 2026-04-30
   status Pending
2. 2026-04-23
   status Active
3. 2026-04-23
   price $129,000
4. 2026-04-03
   historical
5. 2026-04-03
   listed $199,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,535
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − Depreciation: −$3,753
• Taxable income: $4,531
• Est. tax owed @ 24.0%: −$1,087
• After-tax cash flow: $5,227/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: Old Forge SD
• NCES district ID: 4218120
• Math proficiency: 22% ▼ -19.00%
• Reading proficiency: 49% ▼ -17.00%
• Median HH income: $49,409
• Composite: 30.6/100
• National rank: #6196
• State rank: #409 of 539 in PA

Livability — Old Forge

• Score: 78/100
• State rank: #287
• US rank: #2531

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: Old Forge, PA
• City population: 8,533
• Population (ZIP): 8,533

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 (84%)
• Race & ethnicity: White 84% Two or more races 13% Hispanic / Latino 9% Asian 1%
• Hispanic origin (detail): Puerto Rican 9%
• Common ancestry: Romanian 17% Scotch-Irish 4% Subsaharan African 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 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: ▲ 5.15%
• Current HPI: 242.2839
• 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

-35.2% since first listed

5 events — show timeline

• 2026-04-30 Pending — GSBR as distributed by MLS GRID
• 2026-04-23 Relisted — GSBR as distributed by MLS GRID
• 2026-04-23 Price Changed $129,000 GSBR as distributed by MLS GRID
• 2026-04-03 Delisted — GSBR as distributed by MLS GRID
• 2026-04-03 Listed $199,000 GSBR as distributed by MLS GRID

Property tax history

+34.6%/yr

Latest (2026): $47,687 · +2135.3% YoY. Source: county tax records.