1001 Upper Main St · Forest City, PA 18421

$200,000

4 bd · 2.0 ba · 1,325 sqft · Other · 75 Days on market

Built 1930 0.34 ac lot $151/sqft · 24% above area Est $162k · 24% over

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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).

• Cash flow +13.1/30.0
• Appreciation +10.0/10.0
• DSCR +3.9/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Charming Single-Family Home - Perfect for First-Time Buyers!Welcome to this well-maintained single-family home featuring 4 spacious bedrooms and 2 full bathrooms. This property offers a comfortable and functional layout, ideal for growing families or first-time homebuyers looking for space and convenience. Enjoy generous living areas, plenty of natural light, and a layout designed for everyday living and entertaining. The home provides great potential to personalize and make it your own.

Key facts

• 0.34 acre lot
• 3 parking spots
• Built 1930

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $200k.

Deal economics

• At list price, monthly cash flow is $-7 ($-87/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (18.1% below list).
• Recommended offer: $164k (18.1% 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.
• 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 $21k of equity ($1k loan paydown + $20k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, 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 75 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $155k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $163,887 (18.1% 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 75 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — 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: 0.82% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.16%
• DSCR: 0.99
• GRM: 10.2

CMA / ARV

• ARV (median comp): $161,618
• List price: $200,000
• Delta: 23.75%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 24.2%
• Equity multiple: 2.94×
• Total profit: $108,440
• Equity at exit: $180,176

10-year hold

• IRR: 21.4%
• Equity multiple: 6.71×
• Total profit: $319,651
• Equity at exit: $388,556

Cash invested: $56,000 (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 18421

• Home prices YoY: 20.9%
• Active inventory: 53
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,639 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$170 /mo · $2,037/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $-7

Break-even live

Break-even rent $1,648

Max offer price $198,721

Occupancy floor 95%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $200,000 Active 75 DOM
2. 2026-06-17
   days on market $200,000 Active 74 DOM
3. 2026-06-16
   days on market $200,000 Active 73 DOM
4. 2026-06-15
   pricedays on market $200,000 Active 72 DOM
5. 2026-06-14
   days on market $210,000 Active 70 DOM
6. 2026-06-13
   days on market $210,000 Active 69 DOM
7. 2026-06-10
   days on market $210,000 Active 67 DOM
8. 2026-06-09
   days on market $210,000 Active 66 DOM
9. 2026-06-08
   days on market $210,000 Active 65 DOM
10. 2026-06-07
    days on market $210,000 Active 64 DOM
11. 2026-06-03
    days on market $210,000 Active 60 DOM
12. 2026-06-02
    days on market $210,000 Active 59 DOM
13. 2026-06-01
    days on market $210,000 Active 58 DOM
14. 2026-05-31
    days on market $210,000 Active 57 DOM
15. 2026-05-30
    days on market $210,000 Active 56 DOM
16. 2026-05-17
    price $210,000 492-char remark

    Show marketing remark (492 chars)

    Charming Single-Family Home - Perfect for First-Time Buyers!Welcome to this well-maintained single-family home featuring 4 spacious bedrooms and 2 full bathrooms. This property offers a comfortable and functional layout, ideal for growing families or first-time homebuyers looking for space and convenience. Enjoy generous living areas, plenty of natural light, and a layout designed for everyday living and entertaining. The home provides great potential to personalize and make it your own.

17. 2026-04-02
    listed $225,000 Active 492-char remark

    Show marketing remark (492 chars)

    Charming Single-Family Home - Perfect for First-Time Buyers!Welcome to this well-maintained single-family home featuring 4 spacious bedrooms and 2 full bathrooms. This property offers a comfortable and functional layout, ideal for growing families or first-time homebuyers looking for space and convenience. Enjoy generous living areas, plenty of natural light, and a layout designed for everyday living and entertaining. The home provides great potential to personalize and make it your own.

18. 2024-03-11
    soldstatus $155,000
19. 2024-03-07
    soldstatus $160,000 Closed 923-char remark

    Show marketing remark (923 chars)

    Nestled in the outskirts of Forest City, this charming house is close enough to walk downtown. This spacious abode features 4 bedrooms and 2 full bathrooms. The modern kitchen and formal dinning room makes it perfect for culinary enthusiasts. Situated on a generous 0.34 - acre lot you'll have plenty of room for outdoor activities or gardening. Relax on the large front porch with a swing and enjoy the back patio area for a BBQ!For nature lovers and outdoor enthusiasts, this property is conveniently close to rail to trails, offering opportunity for walking and biking adventures. Don't miss the chance to make this lovely Forest City home your own. Schedule a viewing today and discover the comfort and convenience it has to offer. Open house 10/21 and 10/22 11:00 a. m. to 2:00 p. m. , Beds Description: 2+BED 2nd, Baths: 1 Bath Level 1, Baths: 1 Bath Level 2, Eating Area: Formal DN Room, Eating Area: Semi-Modern KT

20. 2024-01-11
    status Pending 923-char remark

    Show marketing remark (923 chars)

    Nestled in the outskirts of Forest City, this charming house is close enough to walk downtown. This spacious abode features 4 bedrooms and 2 full bathrooms. The modern kitchen and formal dinning room makes it perfect for culinary enthusiasts. Situated on a generous 0.34 - acre lot you'll have plenty of room for outdoor activities or gardening. Relax on the large front porch with a swing and enjoy the back patio area for a BBQ!For nature lovers and outdoor enthusiasts, this property is conveniently close to rail to trails, offering opportunity for walking and biking adventures. Don't miss the chance to make this lovely Forest City home your own. Schedule a viewing today and discover the comfort and convenience it has to offer. Open house 10/21 and 10/22 11:00 a. m. to 2:00 p. m. , Beds Description: 2+BED 2nd, Baths: 1 Bath Level 1, Baths: 1 Bath Level 2, Eating Area: Formal DN Room, Eating Area: Semi-Modern KT

21. 2024-01-02
    status Active 923-char remark

    Show marketing remark (923 chars)

    Nestled in the outskirts of Forest City, this charming house is close enough to walk downtown. This spacious abode features 4 bedrooms and 2 full bathrooms. The modern kitchen and formal dinning room makes it perfect for culinary enthusiasts. Situated on a generous 0.34 - acre lot you'll have plenty of room for outdoor activities or gardening. Relax on the large front porch with a swing and enjoy the back patio area for a BBQ!For nature lovers and outdoor enthusiasts, this property is conveniently close to rail to trails, offering opportunity for walking and biking adventures. Don't miss the chance to make this lovely Forest City home your own. Schedule a viewing today and discover the comfort and convenience it has to offer. Open house 10/21 and 10/22 11:00 a. m. to 2:00 p. m. , Beds Description: 2+BED 2nd, Baths: 1 Bath Level 1, Baths: 1 Bath Level 2, Eating Area: Formal DN Room, Eating Area: Semi-Modern KT

22. 2023-12-26
    status Pending 923-char remark

    Show marketing remark (923 chars)

    Nestled in the outskirts of Forest City, this charming house is close enough to walk downtown. This spacious abode features 4 bedrooms and 2 full bathrooms. The modern kitchen and formal dinning room makes it perfect for culinary enthusiasts. Situated on a generous 0.34 - acre lot you'll have plenty of room for outdoor activities or gardening. Relax on the large front porch with a swing and enjoy the back patio area for a BBQ!For nature lovers and outdoor enthusiasts, this property is conveniently close to rail to trails, offering opportunity for walking and biking adventures. Don't miss the chance to make this lovely Forest City home your own. Schedule a viewing today and discover the comfort and convenience it has to offer. Open house 10/21 and 10/22 11:00 a. m. to 2:00 p. m. , Beds Description: 2+BED 2nd, Baths: 1 Bath Level 1, Baths: 1 Bath Level 2, Eating Area: Formal DN Room, Eating Area: Semi-Modern KT

23. 2023-12-13
    price $150,000 923-char remark

    Show marketing remark (923 chars)

    Nestled in the outskirts of Forest City, this charming house is close enough to walk downtown. This spacious abode features 4 bedrooms and 2 full bathrooms. The modern kitchen and formal dinning room makes it perfect for culinary enthusiasts. Situated on a generous 0.34 - acre lot you'll have plenty of room for outdoor activities or gardening. Relax on the large front porch with a swing and enjoy the back patio area for a BBQ!For nature lovers and outdoor enthusiasts, this property is conveniently close to rail to trails, offering opportunity for walking and biking adventures. Don't miss the chance to make this lovely Forest City home your own. Schedule a viewing today and discover the comfort and convenience it has to offer. Open house 10/21 and 10/22 11:00 a. m. to 2:00 p. m. , Beds Description: 2+BED 2nd, Baths: 1 Bath Level 1, Baths: 1 Bath Level 2, Eating Area: Formal DN Room, Eating Area: Semi-Modern KT

24. 2023-11-16
    price $164,000 923-char remark

    Show marketing remark (923 chars)

    Nestled in the outskirts of Forest City, this charming house is close enough to walk downtown. This spacious abode features 4 bedrooms and 2 full bathrooms. The modern kitchen and formal dinning room makes it perfect for culinary enthusiasts. Situated on a generous 0.34 - acre lot you'll have plenty of room for outdoor activities or gardening. Relax on the large front porch with a swing and enjoy the back patio area for a BBQ!For nature lovers and outdoor enthusiasts, this property is conveniently close to rail to trails, offering opportunity for walking and biking adventures. Don't miss the chance to make this lovely Forest City home your own. Schedule a viewing today and discover the comfort and convenience it has to offer. Open house 10/21 and 10/22 11:00 a. m. to 2:00 p. m. , Beds Description: 2+BED 2nd, Baths: 1 Bath Level 1, Baths: 1 Bath Level 2, Eating Area: Formal DN Room, Eating Area: Semi-Modern KT

25. 2023-10-13
    listed $174,000 Active 923-char remark

    Show marketing remark (923 chars)

    Nestled in the outskirts of Forest City, this charming house is close enough to walk downtown. This spacious abode features 4 bedrooms and 2 full bathrooms. The modern kitchen and formal dinning room makes it perfect for culinary enthusiasts. Situated on a generous 0.34 - acre lot you'll have plenty of room for outdoor activities or gardening. Relax on the large front porch with a swing and enjoy the back patio area for a BBQ!For nature lovers and outdoor enthusiasts, this property is conveniently close to rail to trails, offering opportunity for walking and biking adventures. Don't miss the chance to make this lovely Forest City home your own. Schedule a viewing today and discover the comfort and convenience it has to offer. Open house 10/21 and 10/22 11:00 a. m. to 2:00 p. m. , Beds Description: 2+BED 2nd, Baths: 1 Bath Level 1, Baths: 1 Bath Level 2, Eating Area: Formal DN Room, Eating Area: Semi-Modern KT

ⓘ 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: $2,037 · $170/mo
• Projected year-2 tax: $2,599 · $217/mo
• Expected delta: +$561/yr (+$47/mo · 27.5%)

ⓘ 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 ≥87°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $19,666
• − Mortgage interest: −$11,203
• − Property taxes: −$2,037
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,573
• − Management: −$1,573
• − Depreciation: −$5,818
• Taxable loss: −$3,539
• Est. tax savings @ 24.0%: +$849
• After-tax cash flow: $762/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

+20.7% since first listed

10 events — show timeline

• 2026-05-17 Price Changed $210,000 GSBR as distributed by MLS GRID
• 2026-04-02 Listed $225,000 GSBR as distributed by MLS GRID
• 2024-03-11 Sold (Public Records) $155,000 Public Records
• 2024-03-07 Sold (MLS) $160,000 PWMLS
• 2024-01-11 Pending — PWMLS
• 2024-01-02 Relisted — PWMLS
• 2023-12-26 Pending — PWMLS
• 2023-12-13 Price Changed $150,000 PWMLS
• 2023-11-16 Price Changed $164,000 PWMLS
• 2023-10-13 Listed $174,000 PWMLS

Property tax history

+2.3%/yr

Latest (2026): $2,037 · +4.0% YoY. Source: county tax records.