405-407 Hudson St · Forest City, PA 18421

$219,000

6 bd · 3.0 ba · 2,498 sqft · Other · 36 Days on market

Built 1900 7,405 sqft lot

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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).

• Appreciation +10.0/10.0
• Cash flow +9.2/30.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• 1% rule +2.6/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Two family building, side by side dwelling in good condition. Each unit has 3 bedrooms 1.5 baths and large open living rooms and kitchens. Off street parking, plus plenty of on street parking. Large rear yard and front covered porch. Excellent location close to schools and park. Many recent upgrades. NOTE the pictures are of unit #1 and unit #2 looks very similar with the same layout.

Key facts

• Updated appliances
• Modern improvements
• Updated flooring

Tags

• UPDATED TWO-FAMILY APARTMENT
• MODERN IMPROVEMENTS
• LARGE LIVING AREAS
• UPDATED FLOORING
• UPDATED APPLIANCES
• ENERGY-EFFICIENT WINDOWS

Property features AI

Finance

• Financial info: Two-unit multi-family building

Exterior

• Home design: Residential income property (multi-family); Built in 1900
• Construction: Year built 1900
• Exterior features: 0.17-acre lot

Interior

• Kitchen: Kitchens present in each unit with standard appliances including range and refrigerator
• Bedrooms: 6 total bedrooms (distributed across units)
• Flooring: Hardwood; Luxury vinyl
• Bathrooms: 4 total bathrooms (2 full, 2 half)
• Heating & cooling: Natural gas heating
• Interior features: Range, Washer/Dryer, Refrigerator; Hardwood and luxury vinyl flooring; Unfinished basement
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath other listed at $219k.

Deal economics

• At list price, monthly cash flow is $-164 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (24.0% below list).
• Recommended offer: $166k (24.0% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Forest City Regional El Sch (math 27% / reading 52%, grade F, #947 of 1,518 statewide, top 65%, 434 students, 55% FRL); Forest City Regional Hs (math 42% / reading 52%, grade D-, #167 of 437 statewide, top 39%, 327 students, 85% FRL) — zoned schools average 70% FRL vs 43% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 53 active listings in the ZIP; 80 units permitted in Susquehanna County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $23k of equity ($2k loan paydown + $22k 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.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago 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 $161k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $166,386 (24.0% 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 36 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.76% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.21%
• DSCR: 0.86
• GRM: 11.0

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: 22.0%
• Equity multiple: 2.77×
• Total profit: $108,842
• Equity at exit: $197,293

10-year hold

• IRR: 19.8%
• Equity multiple: 6.36×
• Total profit: $328,735
• Equity at exit: $425,469

Cash invested: $61,320 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,664 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$239 /mo · $2,863/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $-164

Break-even live

Break-even rent $1,871

Max offer price $190,059

Occupancy floor —

Sensitivity live

Price	-10% $-40	-5% $-102	+0% $-164	+5% $-226	+10% $-288
Rent	-10% $-295	-5% $-230	+0% $-164	+5% $-98	+10% $-32
Rate	-1.0pp $-54	-0.5pp $-108	base $-164	+0.5pp $-221	+1.0pp $-278

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-22
   days on market $219,000 Active 36 DOM
2. 2026-06-18
   days on market $219,000 Active 33 DOM
3. 2026-06-17
   days on market $219,000 Active 32 DOM
4. 2026-06-16
   days on market $219,000 Active 31 DOM
5. 2026-06-15
   days on market $219,000 Active 30 DOM
6. 2026-06-14
   days on market $219,000 Active 28 DOM
7. 2026-06-13
   days on market $219,000 Active 27 DOM
8. 2026-06-10
   days on market $219,000 Active 25 DOM
9. 2026-06-09
   days on market $219,000 Active 24 DOM
10. 2026-06-08
    days on market $219,000 Active 23 DOM
11. 2026-06-07
    days on market $219,000 Active 22 DOM
12. 2026-06-03
    days on market $219,000 Active 18 DOM
13. 2026-06-02
    days on market $219,000 Active 17 DOM
14. 2026-06-01
    days on market $219,000 Active 16 DOM
15. 2026-05-31
    days on market $219,000 Active 15 DOM
16. 2026-05-30
    days on market $219,000 Active 14 DOM
17. 2026-05-15
    listed $219,000 Active
18. 2023-08-16
    soldstatus $161,000
19. 2023-08-15
    soldstatus $161,000 Closed 387-char remark

    Show marketing remark (398 chars)

    Two family building, side by side dwelling in good condition. Each unit has 3 bedrooms 1.5 baths and large open living rooms and kitchens. Off street parking, plus plenty of on street parking. Large rear yard and front covered porch. Excellent location close to schools and park. Many recent upgrades. NOTE the pictures are of unit #1 and unit #2 looks very similar with the same layout. , Baths: Y

20. 2023-08-15
    soldstatus $161,000 398-char remark

    Show marketing remark (398 chars)

    Two family building, side by side dwelling in good condition. Each unit has 3 bedrooms 1.5 baths and large open living rooms and kitchens. Off street parking, plus plenty of on street parking. Large rear yard and front covered porch. Excellent location close to schools and park. Many recent upgrades. NOTE the pictures are of unit #1 and unit #2 looks very similar with the same layout. , Baths: Y

21. 2023-07-19
    status Pending 387-char remark

    Show marketing remark (387 chars)

    Two family building, side by side dwelling in good condition. Each unit has 3 bedrooms 1.5 baths and large open living rooms and kitchens. Off street parking, plus plenty of on street parking. Large rear yard and front covered porch. Excellent location close to schools and park. Many recent upgrades. NOTE the pictures are of unit #1 and unit #2 looks very similar with the same layout.

22. 2023-07-02
    status Active 387-char remark

    Show marketing remark (387 chars)

    Two family building, side by side dwelling in good condition. Each unit has 3 bedrooms 1.5 baths and large open living rooms and kitchens. Off street parking, plus plenty of on street parking. Large rear yard and front covered porch. Excellent location close to schools and park. Many recent upgrades. NOTE the pictures are of unit #1 and unit #2 looks very similar with the same layout.

23. 2023-06-26
    status Pending 387-char remark

    Show marketing remark (387 chars)

    Two family building, side by side dwelling in good condition. Each unit has 3 bedrooms 1.5 baths and large open living rooms and kitchens. Off street parking, plus plenty of on street parking. Large rear yard and front covered porch. Excellent location close to schools and park. Many recent upgrades. NOTE the pictures are of unit #1 and unit #2 looks very similar with the same layout.

24. 2023-06-18
    listed $165,000 Active 387-char remark

    Show marketing remark (398 chars)

    Two family building, side by side dwelling in good condition. Each unit has 3 bedrooms 1.5 baths and large open living rooms and kitchens. Off street parking, plus plenty of on street parking. Large rear yard and front covered porch. Excellent location close to schools and park. Many recent upgrades. NOTE the pictures are of unit #1 and unit #2 looks very similar with the same layout. , Baths: Y

25. 2023-06-18
    listed $165,000 398-char remark

    Show marketing remark (398 chars)

    Two family building, side by side dwelling in good condition. Each unit has 3 bedrooms 1.5 baths and large open living rooms and kitchens. Off street parking, plus plenty of on street parking. Large rear yard and front covered porch. Excellent location close to schools and park. Many recent upgrades. NOTE the pictures are of unit #1 and unit #2 looks very similar with the same layout. , Baths: Y

26. 2019-05-03
    soldstatus $81,000
27. 2019-05-01
    soldstatus $81,000
28. 2009-11-30
    soldstatus $90,000
29. 2005-10-19
    soldstatus $62,000

ⓘ 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: $2,863 · $239/mo
• Projected year-2 tax: $3,162 · $263/mo
• Expected delta: +$299/yr (+$25/mo · 10.4%)

ⓘ 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 ≥88°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,966
• − Mortgage interest: −$12,267
• − Property taxes: −$2,863
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,597
• − Management: −$1,597
• − Depreciation: −$6,371
• Taxable loss: −$5,824
• Est. tax savings @ 24.0%: +$1,398
• After-tax cash flow: $-568/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

+253.2% since first listed

13 events — show timeline

• 2026-05-15 Listed $219,000 GSBR as distributed by MLS GRID
• 2023-08-16 Sold (Public Records) $161,000 Public Records
• 2023-08-15 Sold (MLS) $161,000 PWMLS
• 2023-08-15 Sold (MLS) $161,000 PWMLS
• 2023-07-19 Pending — PWMLS
• 2023-07-02 Relisted — PWMLS
• 2023-06-26 Pending — PWMLS
• 2023-06-18 Listed $165,000 PWMLS
• 2023-06-18 Listed $165,000 PWMLS
• 2019-05-03 Sold (Public Records) $81,000 Public Records
• 2019-05-01 Sold (MLS) $81,000 GSBR as distributed by MLS GRID
• 2009-11-30 Sold (MLS) $90,000 GSBR as distributed by MLS GRID
• 2005-10-19 Sold (MLS) $62,000 GSBR as distributed by MLS GRID

Property tax history

+2.3%/yr

Latest (2026): $2,863 · +4.0% YoY. Source: county tax records.