310 N Main St · Old Forge, PA 18518

$159,900

4 bd · 2.0 ba · 2,112 sqft · SingleFamily · 15 Days on market

Built 1945 7,405 sqft lot Est $270k · 41% under

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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 +23.4/30.0
• ARV discount +15.0/15.0
• Appreciation +7.6/10.0
• DSCR +7.5/10.0
• 1% rule +6.1/10.0
• Livability +3.9/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Exceptional opportunity to own a spacious two-family property in the heart of Old Forge. This well-sized duplex offers a first-floor unit and second-floor unit, making it ideal for owner-occupants, investors, or multi-generational living. The second-floor apartment features a private balcony -- the perfect spot to relax and enjoy the neighborhood setting. The property also includes a garage, off-street parking, and a generous layout with plenty of potential for updates and value-add improvements. Whether you're looking to renovate and maximize rental income or customize a home to your style, this property offers the space and flexibility to make it happen. Conveniently located near local sh

Key facts

• Private balcony
• Generous layout
• Two-family property

Tags

• TWO-FAMILY PROPERTY
• PRIVATE BALCONY
• OFF-STREET PARKING
• GENEROUS LAYOUT

Property features AI

Finance

• Financial info: Two total rental units

Exterior

• Parking: Garage (1 car)
• Home design: Multi-family residential property (2 units); First-floor unit and second-floor unit; Built in 1945 (estimated)
• Construction: Year built estimated 1945
• Exterior features: Lot approximately 0.17 acres; Lot dimensions 50 x 166 x 53 x 148

Interior

• Kitchen: Kitchen in both units
• Bedrooms: Four bedrooms total; Two bedrooms in the first-floor unit; Two bedrooms in the second-floor unit
• Bathrooms: Two full bathrooms total; One full bathroom in the first-floor unit; One full bathroom in the second-floor unit
• Interior features: Full walk-out basement; Basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% 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; 2 comparable units currently listed for rent nearby; 251 units permitted in Lackawanna County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k 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 $45k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $115k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $157,501 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — 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: 1.11% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.91%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $270,336
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 Maple St	0.45mi	3/2.0 (-1)	2,157 (+2%)	9mo	$245,000	$114	63
411 Moosic Rd	0.40mi	4/2.0	1,800 (-15%)	0mo	$329,900	$183	56
159 2nd St	0.17mi	4/1.0	2,397 (+14%)	11mo	$280,000	$117	56
503 George St	0.69mi	4/1.5	2,230 (+6%)	2mo	$275,000	$123	55
616 Hospital St	0.59mi	4/2.5	2,200 (+4%)	11mo	$285,000	$130	54
906 Sampson St	0.42mi	3/1.0 (-1)	1,900 (-10%)	3mo	$242,500	$128	53
420 Grace St	0.73mi	3/2.0 (-1)	2,215 (+5%)	1mo	$237,000	$107	52
164 Taroli St	0.71mi	3/1.5 (-1)	2,055 (-3%)	6mo	$220,000	$107	51
403 Grace St	0.70mi	4/2.0	1,950 (-8%)	12mo	$215,000	$110	44
209 Bubernak Blvd	0.65mi	3/2.5 (-1)	2,229 (+6%)	12mo	$323,000	$145	43
600 Von Bergen St	0.42mi	3/2.0 (-1)	1,850 (-12%)	19mo	$291,250	$157	39
162 Taroli St	0.72mi	3/1.5 (-1)	1,854 (-12%)	13mo	$250,000	$135	29

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: 20.0%
• Equity multiple: 2.27×
• Total profit: $57,018
• Equity at exit: $92,037

10-year hold

• IRR: 19.7%
• Equity multiple: 4.47×
• Total profit: $155,581
• Equity at exit: $160,033

Cash invested: $44,772 (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 18518

• Home prices YoY: 2.2%
• Active inventory: 39
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,772 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $295

Break-even live

Break-even rent $1,399

Max offer price $159,900

Occupancy floor 78%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.39mi
112 E Grove St Taylor, PA	4.0	1.5	1500	$1,700	$1.13	13d	1	1.03mi

Listing history 12 events

1. 2026-06-18
   days on market $159,900 Active 15 DOM
2. 2026-06-17
   days on market $159,900 Active 14 DOM
3. 2026-06-16
   days on market $159,900 Active 13 DOM
4. 2026-06-15
   days on market $159,900 Active 12 DOM
5. 2026-06-14
   days on market $159,900 Active 10 DOM
6. 2026-06-13
   days on market $159,900 Active 9 DOM
7. 2026-06-10
   days on market $159,900 Active 7 DOM
8. 2026-06-09
   days on market $159,900 Active 6 DOM
9. 2026-06-08
   days on market $159,900 Active 5 DOM
10. 2026-06-07
    days on market $159,900 Active 4 DOM
11. 2026-06-03
    remarks 699-char remark
12. 2026-06-03
    listed $159,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 15 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: $21,269
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$1,701
• − Management: −$1,701
• − Depreciation: −$4,652
• Taxable income: $1,059
• Est. tax owed @ 24.0%: −$254
• After-tax cash flow: $3,288/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

+39.0% since first listed

2 events — show timeline

• 2026-06-03 Listed $159,900 GSBR as distributed by MLS GRID
• 2026-04-21 Sold (Public Records) $115,000 Public Records

Property tax history

+24.4%/yr

Latest (2026): $26,700 · +838.7% YoY. Source: county tax records.