733 Railroad St · Forest City, PA 18421

$109,900

2 bd · 1.0 ba · 1,290 sqft · SingleFamily · 1 Days on market

Built 1930 7,405 sqft lot Est $141k · 22% under

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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 +26.7/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.1/10.0
• 1% rule +7.7/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

HUD owned refer to case #441-753545. All bids and property availability at Hooks Van Holm website. Insured with $1870 in escrow. Use caution! Utilities are off. Property Inspection Report can be downloaded from website. Buyer pays ALL transfer tax. , Baths: 1 Bath Lev 2, Beds: 2+ Bed 2nd, SqFt Fin - Main: 545.00, SqFt Fin - 3rd: 0.00, Tax Information: Available, Dining Area: Y, Semi-Modern Kitchen: Y, SqFt Fin - 2nd: 545.00

Key facts

• Recent updates
• Large living room
• Nice yard

Tags

• LARGE LIVING ROOM
• RECENT UPDATES
• NICE YARD

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electricity connected (100 amp service, circuit breakers); Natural gas connected
• Home design: Single family residence; Two levels; Residential property; Built circa 1930 (estimated)
• Construction: Vinyl siding; Composition roof; Stone foundation
• Exterior features: Back yard; Level lot

Interior

• Kitchen: Electric range and electric oven; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms (one with hardwood flooring); Second bedroom with hardwood flooring
• Flooring: Carpet; Vinyl; Tile; Hardwood in bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: Pantry; Crawl opening to attic; Concrete basement
• Laundry & utility: Washer and dryer included; Main level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).

Location & tenants

• Location reads 66/100 on livability (#1,019 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Forest City Regional SD (suburban): math 34% / reading 51% proficiency, ranked #308 of 539 in PA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 53 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 80 units permitted in Susquehanna County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($760 loan paydown + $11k appreciation (10.0% local appreciation)).
• Susquehanna County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $40k; list at $110k implies a 175% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,900

Questions for the listing agent

1. Built in 1930 — 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. 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.
4. 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.
5. 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: 1.27% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.55%
• DSCR: 1.51
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $140,610
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
424 Hudson St	0.36mi	3/1.0 (+1)	1,302 (+1%)	9mo	$139,900	$107	70
627 Railroad St	0.12mi	3/1.0 (+1)	1,252 (-3%)	22mo	$96,000	$77	66
321 S Main St	0.46mi	2/1.0	1,181 (-8%)	2mo	$129,094	$109	62
1147 Upper North Main St	0.45mi	3/1.5 (+1)	1,275 (-1%)	10mo	$200,000	$157	61
435 Lackawanna St	0.44mi	3/1.0 (+1)	1,346 (+4%)	8mo	$120,000	$89	60
1440 Main St	0.51mi	2/1.0	1,260 (-2%)	14mo	$95,000	$75	60
84 Maxey Street St	0.52mi	3/1.0 (+1)	1,220 (-5%)	3mo	$50,000	$41	59
1002 Susquehanna St	0.33mi	3/1.0 (+1)	1,203 (-7%)	19mo	$238,000	$198	53
502 Hudson St	0.32mi	3/2.0 (+1)	1,153 (-11%)	9mo	$190,500	$165	51
200 Marion St	0.49mi	3/2.0 (+1)	1,183 (-8%)	22mo	$200,000	$169	36
314 Susquehanna St	0.53mi	3/1.0 (+1)	1,134 (-12%)	22mo	$150,000	$132	32

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.8%
• Equity multiple: 3.56×
• Total profit: $78,770
• Equity at exit: $99,007

10-year hold

• IRR: 28.3%
• Equity multiple: 8.06×
• Total profit: $217,235
• Equity at exit: $213,512

Cash invested: $30,772 (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 18421

• Home prices YoY: 20.9%
• Active inventory: 53
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$188 /mo · $2,252/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $296

Break-even live

Break-even rent $1,025

Max offer price $109,900

Occupancy floor 74%

Sensitivity live

Price	-10% $358	-5% $327	+0% $296	+5% $265	+10% $234
Rent	-10% $186	-5% $241	+0% $296	+5% $351	+10% $407
Rate	-1.0pp $352	-0.5pp $324	base $296	+0.5pp $268	+1.0pp $239

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
139 Dundaff St Unit 1 Forest City, PA	2.0	2.0	1218	$1,400	$1.15	15d	1	0.33mi

Listing history 2 events

1. 2026-06-19
   remarks 337-char remark
2. 2026-06-19
   listed $109,900 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: $2,252 · $188/mo
• Projected year-2 tax: $2,252 · $188/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥87°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $16,800
• − Mortgage interest: −$6,156
• − Property taxes: −$2,252
• − Insurance: −$550
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$3,197
• Taxable income: $1,957
• Est. tax owed @ 24.0%: −$470
• After-tax cash flow: $3,084/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: Forest City Regional SD
• NCES district ID: 4209930
• Math proficiency: 34% ▼ -17.00%
• Reading proficiency: 51% ▼ -11.00%
• Median HH income: $47,744
• Composite: 36.29/100
• National rank: #4701
• State rank: #308 of 539 in PA

Livability — Forest City

• Score: 66/100
• State rank: #1019
• US rank: #11278

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Forest City, PA
• Population (ZIP): 4,475

Population outlook (Susquehanna County) Hauer SSP2

• Today (2025): 37,552 people
• By 2030: 35,270 · -6.1%
• By 2040: 30,663 · -18.3%
• By 2050: 26,492 · -29.5%
• By 2075: 19,658 · -47.7%
• By 2100: 15,179 · -59.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 11% Italian 3% Scotch-Irish 2%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 1% Vietnamese 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Susquehanna

• 2024 margin: Solid R (+44.7) · D 27.2% · R 71.9%
• 2008→2024 swing: -33.0pp toward R · 2008: -11.7pp · 2024: -44.7pp
• All cycles: 2024: R+44.7 2020: R+41.2 2016: R+42.9 2012: R+21.4 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 48.80%
• Current HPI: 282.5624
• 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

+81.9% since first listed

3 events — show timeline

• 2026-06-14 Listed $109,900 GSBR as distributed by MLS GRID
• 2009-07-02 Sold (MLS) $40,000 GSBR as distributed by MLS GRID
• 2004-07-16 Sold (MLS) $60,420 GSBR as distributed by MLS GRID

Property tax history

+2.3%/yr

Latest (2026): $2,252 · +4.0% YoY. Source: county tax records.