24 Flat Rock Rd · Franklin, PA 18612

$154,900

3 bd · 2.0 ba · 1,557 sqft · SingleFamily public records · 31 Days on market

Built 1960 1.17 ac lot $99/sqft · 21% below area Est $194k · 20% under ↓ 14% since listing

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Why this score? — see what drove the C+ 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 +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +6.1/10.0
• Schools +4.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cozy Ranch, choose your own decorating, kitchen & bath fixtures, ideal for that handy person who can envision & admire the finished product, potential for a finished basement, needs some upgrades but potential for long term gains. Private back yard, quiet location on 1.17 acres of solitude. owner selling ''AS IS'' inspections for informational purposes only.

Key facts

• Private back yard
• Finished basement
• 1.17 acre lot

Tags

• FINISHED BASEMENT
• PRIVATE BACK YARD
• 1.17 ACRES OF SOLITUDE

Property features AI

Finance

• Other: Zoned agricultural

Exterior

• Parking: Attached 2-car garage
• Utilities: Private well water; Cable available
• Home design: Single-family residence; One story; Residential property
• Construction: Aluminum siding, brick, and wood siding exterior
• Exterior features: Front porch; Irregular, wooded lot

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Interior features: Eat-in kitchen; Wood-burning fireplace in dining room; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.8% in Franklin — 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 69/100 on livability (#812 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, schools D, employment D.
• Dallas SD (suburban): math 47% / reading 64% proficiency, ranked #97 of 539 in PA (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 86 active listings in the ZIP; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Luzerne County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $150,253 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1960 — 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 D-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: 1.11% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.79%
• DSCR: 1.30
• GRM: 7.5

CMA / ARV

• ARV (median comp): $193,718
• List price: $154,900
• Delta: -20.04%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 Village Rd	0.42mi	3/1.0	1,647 (+6%)	8mo	$190,000	$115	60

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

Projected returns pro-forma

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

5-year hold

• IRR: -5.8%
• Equity multiple: 0.78×
• Total profit: $-9,421
• Equity at exit: $23,096

10-year hold

• IRR: 3.8%
• Equity multiple: 1.28×
• Total profit: $12,142
• Equity at exit: $13,393

Cash invested: $43,372 (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 18612

• Home prices YoY: -23.2%
• Active inventory: 86
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,727 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$242 /mo · $2,907/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $245

Break-even live

Break-even rent $1,417

Max offer price $154,900

Occupancy floor 81%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $154,900 Active 31 DOM
2. 2026-06-17
   days on market $154,900 Active 30 DOM
3. 2026-06-16
   days on market $154,900 Active 29 DOM
4. 2026-06-15
   days on market $154,900 Active 28 DOM
5. 2026-06-14
   days on market $154,900 Active 26 DOM
6. 2026-06-13
   pricedays on market $154,900 Active 25 DOM
7. 2026-06-10
   days on market $169,900 Active 23 DOM
8. 2026-06-09
   days on market $169,900 Active 22 DOM
9. 2026-06-08
   days on market $169,900 Active 21 DOM
10. 2026-06-07
    days on market $169,900 Active 20 DOM
11. 2026-06-02
    days on market $169,900 Active 15 DOM
12. 2026-06-01
    pricestatus $169,900 Active 14 DOM
13. 2026-05-11
    status Pending 372-char remark
14. 2026-04-27
    listed $179,900 Active 372-char remark

ⓘ 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: $2,907 · $242/mo
• Projected year-2 tax: $2,907 · $242/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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°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: $20,725
• − Mortgage interest: −$8,677
• − Property taxes: −$2,907
• − Insurance: −$774
• − Repairs & maintenance: −$1,658
• − Management: −$1,658
• − Depreciation: −$4,506
• Taxable income: $545
• Est. tax owed @ 24.0%: −$131
• After-tax cash flow: $2,813/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: Dallas SD
• NCES district ID: 4207200
• Math proficiency: 47% ▼ -13.00%
• Reading proficiency: 64% ▼ -11.00%
• Median HH income: $61,760
• Composite: 48.4/100
• National rank: #2138
• State rank: #97 of 539 in PA

Livability — Franklin

• Score: 69/100
• State rank: #812
• US rank: #8260

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,754

Population outlook (Luzerne County) Hauer SSP2

• Today (2025): 319,505 people
• By 2030: 319,943 · +0.1%
• By 2040: 322,643 · +1.0%
• By 2050: 330,817 · +3.5%
• By 2075: 379,145 · +18.7%
• By 2100: 431,908 · +35.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 6% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Romanian 15% Scotch-Irish 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Luzerne

• 2024 margin: R (+19.2) · D 40.0% · R 59.2%
• 2008→2024 swing: -27.6pp toward R · 2008: 8.4pp · 2024: -19.2pp
• All cycles: 2024: R+19.2 2020: R+14.4 2016: R+19.6 2012: D+4.8 2008: D+8.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -75.51%
• Current HPI: 250.3156
• 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

-13.9% since first listed

5 events — show timeline

• 2026-06-11 Price Changed $154,900 LCAR
• 2026-06-01 Relisted — LCAR
• 2026-06-01 Price Changed $169,900 LCAR
• 2026-05-11 Pending — LCAR
• 2026-04-27 Listed $179,900 LCAR

Property tax history

+1.5%/yr

Latest (2026): $2,907 · +3.7% YoY. Source: county tax records.