1191 Aberdeen Rd · Madison, PA 18444

$125,000

1 bd · 1.0 ba · 741 sqft · SingleFamily · 40 Days on market

Built 1940 0.89 ac lot

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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 +24.3/30.0
• Appreciation +10.0/10.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Tucked away on a quiet wooded road in Madison Township, this affordable ranch offers simple living in a peaceful rural setting. The layout is efficient and functional, highlighted by a spacious living room with vaulted ceilings and exposed beams that add warmth and character. The kitchen flows into a dedicated dining area and connects conveniently to the laundry space and full bath. The bedroom is generously sized for the home, offering excellent natural light and practical closet space while the full basement provides substantial storage and utility space. A covered front porch welcomes you in, while the rear deck overlooks the backyard and surrounding landscape, creating a relaxing outdoor retreat. Located in the North Pocono School District, this property presents a strong opportunity for a first-time buyer, downsizer, or investor seeking a manageable home with solid fundamentals and room to add value. Opportunities like this do not come around often in this location at this price point - schedule your tour today!

Key facts

• Substantial storage
• Full basement
• Exposed beams

Tags

• SPACIOUS LIVING ROOM
• VAULTED CEILINGS
• EXPOSED BEAMS
• DEDICATED DINING AREA
• FULL BASEMENT
• SUBSTANTIAL STORAGE

Property features AI

Exterior

• Parking: Driveway; Off-street parking; Gravel parking area; 2 open parking spaces
• Utilities: Well water; Septic tank; Electric with circuit breakers and fuses
• Home design: Single-family house; Residential property; Built circa 1940 (estimated); Permanent foundation; No common walls
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Covered front porch; Creek on the property; Back yard; Sloped lot

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 1 bedroom (Primary Bedroom)
• Flooring: Carpet; Tile; Laminate
• Bathrooms: 1 full bathroom (Primary Bathroom)
• Heating & cooling: Baseboard heating; Hot water heating; Ceiling fan(s) for cooling
• Interior features: Eat-in kitchen; Storage; Sliding doors; Storm doors; Basement with exterior entry and daylight exposure; Basement is concrete, unfinished with storage space
• Laundry & utility: Stacked washer/dryer in main level laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,490 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, health & safety F.
• North Pocono SD (rural): math 45% / reading 71% proficiency, ranked #82 of 539 in PA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Moscow El Sch (math 62% / reading 82%, grade A-, #123 of 1,518 statewide, top 9%, 591 students, 43% FRL); North Pocono Ms (math 25% / reading 69%, grade D+, #163 of 512 statewide, top 33%, 665 students, 36% FRL); North Pocono Hs (math 72%, 905 students, 33% FRL).
• Market conditions: 97 active listings in the ZIP; 251 units permitted in Lackawanna County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $55k; list at $125k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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 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?
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: 1.13% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.60%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 30.6%
• Equity multiple: 3.40×
• Total profit: $84,079
• Equity at exit: $112,610

10-year hold

• IRR: 26.5%
• Equity multiple: 7.72×
• Total profit: $235,076
• Equity at exit: $242,848

Cash invested: $35,000 (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 18444

• Home prices YoY: 24.9%
• Active inventory: 97
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,411 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $251

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 77%

Sensitivity live

Price	-10% $337	-5% $294	+0% $251	+5% $208	+10% $165
Rent	-10% $139	-5% $195	+0% $251	+5% $307	+10% $362
Rate	-1.0pp $314	-0.5pp $283	base $251	+0.5pp $219	+1.0pp $186

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $125,000 Active 40 DOM
2. 2026-06-18
   days on market $125,000 Active 37 DOM
3. 2026-06-17
   days on market $125,000 Active 36 DOM
4. 2026-06-16
   days on market $125,000 Active 35 DOM
5. 2026-06-15
   days on market $125,000 Active 34 DOM
6. 2026-06-14
   days on market $125,000 Active 32 DOM
7. 2026-06-13
   days on market $125,000 Active 31 DOM
8. 2026-06-10
   days on market $125,000 Active 29 DOM
9. 2026-06-09
   days on market $125,000 Active 28 DOM
10. 2026-06-08
    days on market $125,000 Active 27 DOM
11. 2026-06-07
    days on market $125,000 Active 26 DOM
12. 2026-06-03
    price $125,000 Active 21 DOM
13. 2026-06-02
    days on market $129,000 Active 21 DOM

    Show marketing remark (1032 chars)

    Tucked away on a quiet wooded road in Madison Township, this affordable ranch offers simple living in a peaceful rural setting. The layout is efficient and functional, highlighted by a spacious living room with vaulted ceilings and exposed beams that add warmth and character. The kitchen flows into a dedicated dining area and connects conveniently to the laundry space and full bath. The bedroom is generously sized for the home, offering excellent natural light and practical closet space while the full basement provides substantial storage and utility space. A covered front porch welcomes you in, while the rear deck overlooks the backyard and surrounding landscape, creating a relaxing outdoor retreat. Located in the North Pocono School District, this property presents a strong opportunity for a first-time buyer, downsizer, or investor seeking a manageable home with solid fundamentals and room to add value. Opportunities like this do not come around often in this location at this price point - schedule your tour today!

14. 2026-06-01
    days on market $129,000 Active 20 DOM
15. 2026-05-31
    days on market $129,000 Active 19 DOM
16. 2026-05-30
    days on market $129,000 Active 18 DOM
17. 2026-05-12
    listed $129,000 Active 1032-char remark

    Show marketing remark (1032 chars)

    Tucked away on a quiet wooded road in Madison Township, this affordable ranch offers simple living in a peaceful rural setting. The layout is efficient and functional, highlighted by a spacious living room with vaulted ceilings and exposed beams that add warmth and character. The kitchen flows into a dedicated dining area and connects conveniently to the laundry space and full bath. The bedroom is generously sized for the home, offering excellent natural light and practical closet space while the full basement provides substantial storage and utility space. A covered front porch welcomes you in, while the rear deck overlooks the backyard and surrounding landscape, creating a relaxing outdoor retreat. Located in the North Pocono School District, this property presents a strong opportunity for a first-time buyer, downsizer, or investor seeking a manageable home with solid fundamentals and room to add value. Opportunities like this do not come around often in this location at this price point - schedule your tour today!

18. 2026-05-12
    listed $129,000 Active 1032-char remark

    Show marketing remark (1032 chars)

    Tucked away on a quiet wooded road in Madison Township, this affordable ranch offers simple living in a peaceful rural setting. The layout is efficient and functional, highlighted by a spacious living room with vaulted ceilings and exposed beams that add warmth and character. The kitchen flows into a dedicated dining area and connects conveniently to the laundry space and full bath. The bedroom is generously sized for the home, offering excellent natural light and practical closet space while the full basement provides substantial storage and utility space. A covered front porch welcomes you in, while the rear deck overlooks the backyard and surrounding landscape, creating a relaxing outdoor retreat. Located in the North Pocono School District, this property presents a strong opportunity for a first-time buyer, downsizer, or investor seeking a manageable home with solid fundamentals and room to add value. Opportunities like this do not come around often in this location at this price point - schedule your tour today!

19. 2026-02-20
    listed $129,000 Active
20. 2021-06-29
    soldstatus $55,000

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥89°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,933
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$3,636
• Taxable income: $1,085
• Est. tax owed @ 24.0%: −$260
• After-tax cash flow: $2,750/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: North Pocono SD
• NCES district ID: 4217310
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 71% ▼ -2.00%
• Median HH income: $59,555
• Composite: 50.23/100
• National rank: #1894
• State rank: #82 of 539 in PA

Livability — Madison

• Score: 60/100
• State rank: #1490
• US rank: #19291

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,681

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 (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 16% Scotch-Irish 4% Slovak 2%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 97% English-only · Spanish 2% Russian/Polish/Slavic 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: ▲ 85.51%
• Current HPI: 428.8661
• 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

+127.3% since first listed

6 events — show timeline

• 2026-06-02 Price Changed $125,000 PMAR
• 2026-06-02 Price Changed $125,000 GSBR as distributed by MLS GRID
• 2026-05-12 Listed $129,000 GSBR as distributed by MLS GRID
• 2026-05-12 Listed $129,000 PMAR
• 2026-02-20 Listed $129,000 PMAR
• 2021-06-29 Sold (Public Records) $55,000 Public Records

Property tax history

+38.4%/yr

Latest (2026): $50,591 · +2671.3% YoY. Source: county tax records.