135 College Ave · Factoryville, PA 18419

$225,000

4 bd · 2.0 ba · 1,312 sqft · Other · 50 Days on market

6,120 sqft lot $171/sqft · at area comps Est $229k · at est. ↓ 2% since listing

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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).

• Cash flow +8.8/30.0
• ARV discount +8.4/15.0
• Appreciation +7.8/10.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.3/10.0

Listing remarks MLS

Investors opportunity. This spacious property located just minutes from Keystone College offers 4/5 bedrooms making it a prime candidate for student housing. Close to shopping and Route 6 & 11. Bathroom and laundry on 1st floor. Lower level has room for 5th bedroom. New roof, water heater and electric service. Large yard leads to the stream.

Key facts

• 6,120 sq ft lot
• Listed 50 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $225k.

Deal economics

• At list price, monthly cash flow is $-239 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (18.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (26.7% below list).
• Recommended offer: $165k (26.7% below list) — sets the bar for 1% rule.

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 $14k of equity ($2k loan paydown + $12k 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.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($218k) 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.

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 $165,000 (26.7% 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 50 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.73% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.50%
• DSCR: 0.84
• GRM: 11.4

CMA / ARV

• ARV (median comp): $229,480
• List price: $225,000
• Delta: -1.95%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 10.5%
• Equity multiple: 1.69×
• Total profit: $43,710
• Equity at exit: $135,039

10-year hold

• IRR: 11.7%
• Equity multiple: 3.26×
• Total profit: $142,305
• Equity at exit: $239,541

Cash invested: $63,000 (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: 11.4×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$214 /mo · $2,565/yr
• Insurance: −$94
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-239

Break-even live

Break-even rent $1,953

Max offer price $182,703

Occupancy floor —

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: $56,250
• Closing costs: $6,750
• 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	0.10mi

Listing history 19 events

1. 2026-06-13
   status $225,000 Pending 50 DOM
2. 2026-06-10
   days on market $225,000 Active 50 DOM
3. 2026-06-09
   days on market $225,000 Active 49 DOM
4. 2026-06-08
   days on market $225,000 Active 48 DOM
5. 2026-06-07
   days on market $225,000 Active 47 DOM
6. 2026-06-02
   days on market $225,000 Active 42 DOM
7. 2026-06-01
   days on market $225,000 Active 41 DOM
8. 2026-05-31
   days on market $225,000 Active 40 DOM
9. 2026-05-30
   days on market $225,000 Active 39 DOM
10. 2026-04-17
    listed $225,000 Active 350-char remark

    Show marketing remark (350 chars)

    Investors opportunity. This spacious property located just minutes from Keystone College offers 4/5 bedrooms making it a prime candidate for student housing. Close to shopping and Route 6 & 11. Bathroom and laundry on 1st floor. Lower level has room for 5th bedroom. New roof, water heater and electric service. Large yard leads to the stream.

11. 2025-10-18
    price $225,000
12. 2025-09-06
    price $230,000
13. 2025-08-05
    price $235,000
14. 2025-05-29
    listed $230,000 Active
15. 2024-09-06
    soldstatus $225,000 Closed
16. 2024-08-08
    status Pending
17. 2023-12-15
    historical
18. 2023-10-27
    price $221,000
19. 2023-10-20
    listed $229,000 Active

ⓘ 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: $2,565 · $214/mo
• Projected year-2 tax: $3,060 · $255/mo
• Expected delta: +$495/yr (+$41/mo · 19.3%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥93°F today · 18 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: −$12,603
• − Property taxes: −$2,565
• − Insurance: −$1,792
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$6,545
• Taxable loss: −$6,873
• Est. tax savings @ 24.0%: +$1,650
• After-tax cash flow: $-1,224/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: 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

• Census place: Factoryville, PA
• 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

-1.7% since first listed

10 events — show timeline

• 2026-04-17 Listed $225,000 LCAR
• 2025-10-18 Price Changed $225,000 LCAR
• 2025-09-06 Price Changed $230,000 LCAR
• 2025-08-05 Price Changed $235,000 LCAR
• 2025-05-29 Listed $230,000 GSBR as distributed by MLS GRID
• 2024-09-06 Sold (MLS) $225,000 GSBR as distributed by MLS GRID
• 2024-08-08 Pending — GSBR as distributed by MLS GRID
• 2023-12-15 Delisted — GSBR as distributed by MLS GRID
• 2023-10-27 Price Changed $221,000 GSBR as distributed by MLS GRID
• 2023-10-20 Listed $229,000 GSBR as distributed by MLS GRID

Property tax history

+4.3%/yr

Latest (2025): $2,565 · +23.6% YoY. Source: county tax records.