2406 Lakeview Dr S · Ransom, PA 18411

$235,000

3 bd · 1.5 ba · 2,380 sqft · SingleFamily · 120 Days on market

Built 1976 0.62 ac lot $99/sqft · 42% below area Est $402k · 42% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.9/30.0
• Schools +5.4/10.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-built Heritage bilevel home with numerous updates, located in the highly sought-after Abington School District!This inviting 3-bedroom, 11/2-bath home welcomes you with a slate-floored foyer accented by a beautifully decorative lead-glass mirror. The cathedral ceiling spans the living room, dining room, and kitchen, creating an open and airy main level. Hardwood floors run throughout, and every doorway is framed with charming decorative block 5 plinth rosettes for added character. The living room features a new 3-panel bay window overlooking the landscaped front yard, while sliding doors in the dining area lead to a deck with peaceful views of the backyard. The home also offers three heat sources--electric, propane, and coal-- for year-round comfort and efficiency. The finished, all-tiled lower level is perfect for entertaining, complete with a 12' bar in the family room and a coal stove set on a slate landing. You'll find abundant storage in the full utility room, along with 200-amp electric service. A private bonus room with sliding doors opens to a covered backyard patio, offering excellent flexibility for a home office, gym, or guest space. Outside, the detached 2-car garage includes underground electric service and a heated workshop--ideal for hobbyists or extra workspace. The home is topped with architectural shingle roofing for long-lasting durability. Don't miss this beautifully maintained home in the Abington School District!

Key facts

• Cathedral ceiling
• Slate floored foyer
• Hardwood floors

Tags

• HERITAGE BILEVEL HOME
• ABINGTON SCHOOL DISTRICT
• SLATE FLOORED FOYER
• CATHEDRAL CEILING
• HARDWOOD FLOORS
• NEW 3 PANEL BAY WINDOW

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-16 ($-187/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (13.4% below list).
• Recommended offer: $204k (13.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Abington Heights SD (rural): math 50% / reading 73% proficiency, ranked #56 of 539 in PA (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: 126 active listings in the ZIP; solid renter incomes; 251 units permitted in Lackawanna County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Lackawanna County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($214k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,601 (13.4% 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 120 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.87% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.28%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (median comp): $401,984
• List price: $235,000
• Delta: -41.54%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -16.8%
• Equity multiple: 0.41×
• Total profit: $-39,042
• Equity at exit: $35,039

10-year hold

• IRR: -8.6%
• Equity multiple: 0.47×
• Total profit: $-35,150
• Equity at exit: $20,319

Cash invested: $65,800 (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 18411

• Active inventory: 126
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,036 medium
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-16

Break-even live

Break-even rent $2,056

Max offer price $232,745

Occupancy floor 96%

Sensitivity live

Price	-10% $147	-5% $66	+0% $-16	+5% $-97	+10% $-178
Rent	-10% $-176	-5% $-96	+0% $-16	+5% $65	+10% $145
Rate	-1.0pp $103	-0.5pp $44	base $-16	+0.5pp $-76	+1.0pp $-138

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $235,000 Active 120 DOM
2. 2026-06-17
   days on market $235,000 Active 119 DOM
3. 2026-06-16
   days on market $235,000 Active 118 DOM
4. 2026-06-15
   days on market $235,000 Active 117 DOM
5. 2026-06-14
   days on market $235,000 Active 115 DOM
6. 2026-06-13
   days on market $235,000 Active 114 DOM
7. 2026-06-10
   days on market $235,000 Active 112 DOM
8. 2026-06-09
   days on market $235,000 Active 111 DOM
9. 2026-06-08
   days on market $235,000 Active 110 DOM
10. 2026-06-07
    days on market $235,000 Active 109 DOM
11. 2026-06-03
    days on market $235,000 Active 105 DOM
12. 2026-06-02
    days on market $235,000 Active 104 DOM
13. 2026-06-01
    days on market $235,000 Active 103 DOM
14. 2026-05-31
    days on market $235,000 Active 102 DOM
15. 2026-05-30
    days on market $235,000 Active 101 DOM
16. 2026-05-02
    status Active 1464-char remark

    Show marketing remark (1464 chars)

    Well-built Heritage bilevel home with numerous updates, located in the highly sought-after Abington School District!This inviting 3-bedroom, 11/2-bath home welcomes you with a slate-floored foyer accented by a beautifully decorative lead-glass mirror. The cathedral ceiling spans the living room, dining room, and kitchen, creating an open and airy main level. Hardwood floors run throughout, and every doorway is framed with charming decorative block 5 plinth rosettes for added character. The living room features a new 3-panel bay window overlooking the landscaped front yard, while sliding doors in the dining area lead to a deck with peaceful views of the backyard. The home also offers three heat sources--electric, propane, and coal-- for year-round comfort and efficiency. The finished, all-tiled lower level is perfect for entertaining, complete with a 12' bar in the family room and a coal stove set on a slate landing. You'll find abundant storage in the full utility room, along with 200-amp electric service. A private bonus room with sliding doors opens to a covered backyard patio, offering excellent flexibility for a home office, gym, or guest space. Outside, the detached 2-car garage includes underground electric service and a heated workshop--ideal for hobbyists or extra workspace. The home is topped with architectural shingle roofing for long-lasting durability. Don't miss this beautifully maintained home in the Abington School District!

17. 2026-02-22
    status Pending 1464-char remark

    Show marketing remark (1464 chars)

    Well-built Heritage bilevel home with numerous updates, located in the highly sought-after Abington School District!This inviting 3-bedroom, 11/2-bath home welcomes you with a slate-floored foyer accented by a beautifully decorative lead-glass mirror. The cathedral ceiling spans the living room, dining room, and kitchen, creating an open and airy main level. Hardwood floors run throughout, and every doorway is framed with charming decorative block 5 plinth rosettes for added character. The living room features a new 3-panel bay window overlooking the landscaped front yard, while sliding doors in the dining area lead to a deck with peaceful views of the backyard. The home also offers three heat sources--electric, propane, and coal-- for year-round comfort and efficiency. The finished, all-tiled lower level is perfect for entertaining, complete with a 12' bar in the family room and a coal stove set on a slate landing. You'll find abundant storage in the full utility room, along with 200-amp electric service. A private bonus room with sliding doors opens to a covered backyard patio, offering excellent flexibility for a home office, gym, or guest space. Outside, the detached 2-car garage includes underground electric service and a heated workshop--ideal for hobbyists or extra workspace. The home is topped with architectural shingle roofing for long-lasting durability. Don't miss this beautifully maintained home in the Abington School District!

18. 2025-12-08
    listed $235,000 Active 1464-char remark

    Show marketing remark (1464 chars)

    Well-built Heritage bilevel home with numerous updates, located in the highly sought-after Abington School District!This inviting 3-bedroom, 11/2-bath home welcomes you with a slate-floored foyer accented by a beautifully decorative lead-glass mirror. The cathedral ceiling spans the living room, dining room, and kitchen, creating an open and airy main level. Hardwood floors run throughout, and every doorway is framed with charming decorative block 5 plinth rosettes for added character. The living room features a new 3-panel bay window overlooking the landscaped front yard, while sliding doors in the dining area lead to a deck with peaceful views of the backyard. The home also offers three heat sources--electric, propane, and coal-- for year-round comfort and efficiency. The finished, all-tiled lower level is perfect for entertaining, complete with a 12' bar in the family room and a coal stove set on a slate landing. You'll find abundant storage in the full utility room, along with 200-amp electric service. A private bonus room with sliding doors opens to a covered backyard patio, offering excellent flexibility for a home office, gym, or guest space. Outside, the detached 2-car garage includes underground electric service and a heated workshop--ideal for hobbyists or extra workspace. The home is topped with architectural shingle roofing for long-lasting durability. Don't miss this beautifully maintained home in the Abington School District!

ⓘ 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 5/10 Major
• 🌡 Heat 2/10 Low 6 d/yr ≥96°F today · 13 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $24,432
• − Mortgage interest: −$13,164
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,955
• − Management: −$1,955
• − Depreciation: −$6,836
• Taxable loss: −$4,177
• Est. tax savings @ 24.0%: +$1,002
• After-tax cash flow: $815/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: Abington Heights SD
• NCES district ID: 4202010
• Math proficiency: 50% ▼ -11.00%
• Reading proficiency: 73% ▼ -6.00%
• Median HH income: $72,490
• Composite: 54.38/100
• National rank: #1358
• State rank: #56 of 539 in PA

Livability — Ransom

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Lackawanna County · 134,448 people
• Metro: Scranton--Wilkes-Barre, PA
• Population (ZIP): 22,820
• Household income: $98,824
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 409.0

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 (88%)
• Race & ethnicity: White 88% Asian 4% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 11% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 92% English-only · Other Indo-European 3% Other Asian/Pacific 1% Spanish 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: ▼ -117.03%
• Current HPI: 189.2345
• Rent YoY: —
• Metro: Scranton--Wilkes-Barre, PA
• 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

3 events — show timeline

• 2026-05-02 Relisted — GSBR as distributed by MLS GRID
• 2026-02-22 Pending — GSBR as distributed by MLS GRID
• 2025-12-08 Listed $235,000 GSBR as distributed by MLS GRID

Property tax history

+27.8%/yr

Latest (2026): $42,773 · +1142.7% YoY. Source: county tax records.