612 E Front St · Lansford, PA 18232

$200,000

2 bd · 1.5 ba · 1,078 sqft · MultiFamily public records · 14 Days on market

Built 1910

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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 +27.6/30.0
• DSCR +9.7/10.0
• Appreciation +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Light Hearted Older Home. Nice twin on quiet street. Needs a little TLC. Great buy for first time homebuyer or investor. Being sold in 'as is' condition.

Key facts

• Covered front porch
• Off street parking
• Back covered patio

Tags

• COVERED FRONT PORCH
• BACK COVERED PATIO
• OFF STREET PARKING

Property features AI

Finance

• Other: Unit addresses: Unit 1 — 612 E Front Street; Unit 2 — 614 E Front Street
• Financial info: Operating expenses reported: $6,484; Water/sewer expenses: $1,466; Insurance expense: $1,070; Unit 2 current rent: $1,000 (actual)
• HOA & community: No HOA information provided

Exterior

• Parking: Total of 1 recorded parking space (in addition to on-street/off-street options)
• Security: No security details provided
• Utilities: Public water; Public sewer
• Home design: Multi-family property (2 total units); Unknown year built; Zoning: MC
• Construction: Vinyl siding
• Exterior features: On-street parking available; Off-street parking pad

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 2 bedrooms
• Flooring: No flooring details provided
• Bathrooms: Unit 1: 2 bathrooms; Unit 2: 2 bathrooms
• Heating & cooling: Oil heating; Radiator heating
• Interior features: Two-unit building (see unit details below)
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $200k.

Deal economics

• At list price, monthly cash flow is $595 ($7k/yr) — positive. Per door: $297/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).

Location & tenants

• Location reads 72/100 on livability (#605 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: amenities D, schools F, commute F.
• Panther Valley SD (rural): math 14% / reading 35% proficiency, ranked #477 of 539 in PA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 34 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 180 units permitted in Carbon County in 2024 (10 in 5+ unit buildings).
• At $2,337/mo this rent would consume 63% of the median local household income ($45k/yr) (locally 123% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (9.1% local appreciation)).
• Carbon County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.1% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 21y 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 $28k; list at $200k implies a 627% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $200,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.17% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.75%
• DSCR: 1.57
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $67,914
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 E Abbott St	0.35mi	2/1.0	1,004 (-7%)	14mo	$63,000	$63	59

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

Projected returns pro-forma

9.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.0%
• Equity multiple: 3.41×
• Total profit: $134,806
• Equity at exit: $167,442

10-year hold

• IRR: 28.0%
• Equity multiple: 7.51×
• Total profit: $364,546
• Equity at exit: $348,352

Cash invested: $56,000 (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 18232

• Home prices YoY: 3.6%
• Active inventory: 34
• Price-to-rent: 14.3×

Monthly cashflow live

• Estimated rent: $2,337 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$119 /mo · $1,429/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $595

Break-even live

Break-even rent $1,584

Max offer price $200,000

Occupancy floor 70%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$2,336
Total (2 units)			$2,337

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Leisenring St Lansford, PA	3.0	1.0	1422	$1,100	$0.77	43d	1	0.05mi
546 E Kline Ave Lansford, PA	3.0	1.0	1000	$900	$0.90	2d	1	0.15mi
323 E Bertsch St Unit A-1 Lansford, PA	2.0	1.0	1250	$1,450	$1.16	43d	1	0.25mi
233 E Ridge St Lansford, PA	2.0	1.0	850	$900	$1.06	14d	1	0.36mi
201 E Kline Ave Apt 3 Lansford, PA	2.0	1.0	850	$800	$0.94	2d	1	0.43mi
4 Spring Garden St Apt 2 Lansford, PA	2.0	1.0	850	$875	$1.03	14d	1	0.50mi
214 N Oak St Unit 2 Summit Hill, PA	3.0	1.0	940	$1,250	$1.33	19d	1	0.56mi
214 N Oak St Summit Hill, PA	3.0	1.0	940	$1,250	$1.33	2d	1	0.56mi
214 N Oak St Unit 2 Summit Hill, PA	3.0	1.0	940	$1,250	$1.33	43d	1	0.56mi
214 N Oak St Unit 2 Summit Hill, PA	3.0	1.0	940	$1,200	$1.28	2d	1	0.56mi
149 W Ridge St Unit 1A Lansford, PA	2.0	1.0	930	$1,350	$1.45	23d	1	0.78mi
149 W Ridge St Unit 2b Lansford, PA	2.0	1.0	875	$1,325	$1.51	23d	1	0.78mi
149 W Ridge St Unit 2A Lansford, PA	1.0	1.0	900	$1,225	$1.36	19d	1	0.78mi
242 E Holland St Summit Hill, PA	2.0	1.0	806	$1,100	$1.36	2d	1	0.80mi

Listing history 12 events

1. 2026-06-18
   days on market $200,000 Active 14 DOM
2. 2026-06-17
   days on market $200,000 Active 13 DOM
3. 2026-06-16
   days on market $200,000 Active 12 DOM
4. 2026-06-15
   days on market $200,000 Active 11 DOM
5. 2026-06-14
   days on market $200,000 Active 9 DOM
6. 2026-06-13
   days on market $200,000 Active 8 DOM
7. 2026-06-10
   days on market $200,000 Active 6 DOM
8. 2026-06-09
   days on market $200,000 Active 5 DOM
9. 2026-06-08
   days on market $200,000 Active 4 DOM
10. 2026-06-07
    days on market $200,000 Active 3 DOM
11. 2026-06-05
    remarks 645-char remark
12. 2026-06-05
    listed $200,000 Active 1 DOM

ⓘ 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: $1,429 · $119/mo
• Projected year-2 tax: $2,295 · $191/mo
• Expected delta: +$865/yr (+$72/mo · 60.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,044
• − Mortgage interest: −$11,203
• − Property taxes: −$1,429
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,244
• − Management: −$2,244
• − Depreciation: −$5,818
• Taxable income: $4,107
• Est. tax owed @ 24.0%: −$986
• After-tax cash flow: $6,154/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: Panther Valley SD
• NCES district ID: 4218450
• Math proficiency: 14% ▼ -7.00%
• Reading proficiency: 35% ▼ -14.00%
• Median HH income: $36,914
• Composite: 20.31/100
• National rank: #8613
• State rank: #477 of 539 in PA

Livability — Lansford

• Score: 72/100
• State rank: #605
• US rank: #5834

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lansford, PA
• County: Carbon County · 13,404 people
• City population: 4,156
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 4,156
• Household income: $44,713
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 123.0

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 64% Hispanic / Latino 17% Black 11% Two or more races 11% Native American 4%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 4% Polish 2% Iranian 2%
• Foreign-born: 7% · Canada, Jamaica, South Korea
• Languages at home: 89% English-only · Spanish 10%

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: ▲ 9.12%
• Current HPI: 262.3396
• Rent YoY: —
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• 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

+813.2% since first listed

6 events — show timeline

• 2026-06-04 Listed $200,000 GLVRMLS
• 2024-01-02 Sold (Public Records) $27,500 Public Records
• 2023-08-28 Sold (Public Records) $15,000 Public Records
• 2005-11-30 Sold (Public Records) $16,000 Public Records
• 2005-11-30 Sold (MLS) $16,000 GLVRMLS
• 2005-10-19 Listed $21,900 GLVRMLS

Property tax history

+1.5%/yr

Latest (2026): $1,429 · +2.4% YoY. Source: county tax records.