310 W Ridge St · Lansford, PA 18232

$60,000

4 bd · 1.5 ba · 2,071 sqft · SingleFamily public records · 98 Days on market

Built 1876 5,097 sqft lot $29/sqft · 42% below area Est $103k · 42% under

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Attention investors and rehabbers!!! This two-story frame home offers a prime value-added opportunity with strong upside potential. Property sits on a 5,100 SF lot and offers approximately 2,071 SF of interior space. Currently configured as a 4-bedroom, 1-bath home, with potential for a 4-bedroom, 2-bath layout or possible 2-unit conversion (buyer to verify all zoning/use options with township). Major improvements have already started by current owner, including: Roof replaced in 2024, structural prep completed, including joints replacement. Property is ready for framing and next-phase buildout. The lot is a key feature here. It is a deep, oversized street-to-street lot, running from one street all the way to the other, giving you extra flexibility for design, access, and future value Ideal for investors looking for a fix-and-flip, BRRRR, or long-term rental strategy. Bring your contractor and vision to unlock this property's full potential. Sold as-is. Any intended change of use should be independently confirmed with township approvals and permits.

Key facts

• Two story frame home
• 5
• Deep oversized lot

Tags

• TWO STORY FRAME HOME
• 5
• 100 SF LOT
• 071 SF INTERIOR SPACE
• ROOF REPLACED
• DEEP OVERSIZED LOT

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $856 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 23.4% vs local median 9.5% in Lansford — 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 72/100 on livability (#605 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: amenities D, schools F, commute F.
• Panther Valley SD (rural): math 14% / reading 35% proficiency, ranked #477 of 539 in PA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 34 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 180 units permitted in Carbon County in 2024 (10 in 5+ unit buildings).
• This rent runs 43% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $6k of equity ($415 loan paydown + $5k appreciation (9.1% local appreciation)).
• Carbon County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.1% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, 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 98 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $60k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1876 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1876 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.65% ✓
• Cap rate: 23.41%
• Cash-on-cash: 61.13%
• DSCR: 3.72
• GRM: 3.1

CMA / ARV

• ARV (median comp): $102,692
• List price: $60,000
• Delta: -41.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
356 W Bertsch St	0.11mi	3/1.5 (-1)	2,238 (+8%)	10mo	$82,000	$37	68
28 E Snyder Dr	0.44mi	4/1.5	2,174 (+5%)	6mo	$187,500	$86	66
232 W Bertsch St	0.11mi	4/2.0	1,884 (-9%)	22mo	$189,900	$101	59
11 Kline Ave	0.35mi	5/1.5 (+1)	1,848 (-11%)	14mo	$115,000	$62	49
250 Phillips St	0.62mi	3/2.0 (-1)	2,148 (+4%)	13mo	$205,000	$95	47
100 E Front St	0.50mi	3/1.5 (-1)	1,846 (-11%)	13mo	$135,000	$73	43
171 1st St	0.70mi	3/2.0 (-1)	1,850 (-11%)	10mo	$175,000	$95	35
430 Ludlow St	0.71mi	4/1.0	1,836 (-11%)	21mo	$140,000	$76	28

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

Projected returns pro-forma

9.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 72.3%
• Equity multiple: 5.98×
• Total profit: $83,611
• Equity at exit: $50,233

10-year hold

• IRR: 66.8%
• Equity multiple: 13.06×
• Total profit: $202,619
• Equity at exit: $104,506

Cash invested: $16,800 (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 18232

• Home prices YoY: 3.6%
• Active inventory: 34
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,588 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$59 /mo · $707/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $856

Break-even live

Break-even rent $505

Max offer price $60,000

Occupancy floor 41%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
149 W Ridge St Unit 3A Lansford, PA	3.0	1.0	1550	$1,650	$1.06	43d	1	0.18mi
149 W Ridge St Unit 1B Lansford, PA	3.0	1.0	1654	$1,500	$0.91	19d	1	0.18mi
10 Leisenring St Lansford, PA	3.0	1.0	1422	$1,100	$0.77	43d	1	0.93mi

Listing history 3 events

1. 2026-05-08
   price $60,000 1067-char remark

   Show marketing remark (1067 chars)

   Attention investors and rehabbers!!! This two-story frame home offers a prime value-added opportunity with strong upside potential. Property sits on a 5,100 SF lot and offers approximately 2,071 SF of interior space. Currently configured as a 4-bedroom, 1-bath home, with potential for a 4-bedroom, 2-bath layout or possible 2-unit conversion (buyer to verify all zoning/use options with township). Major improvements have already started by current owner, including: Roof replaced in 2024, structural prep completed, including joints replacement. Property is ready for framing and next-phase buildout. The lot is a key feature here. It is a deep, oversized street-to-street lot, running from one street all the way to the other, giving you extra flexibility for design, access, and future value Ideal for investors looking for a fix-and-flip, BRRRR, or long-term rental strategy. Bring your contractor and vision to unlock this property's full potential. Sold as-is. Any intended change of use should be independently confirmed with township approvals and permits.

2. 2026-02-16
   listed $70,000 Active 1067-char remark

   Show marketing remark (1067 chars)

   Attention investors and rehabbers!!! This two-story frame home offers a prime value-added opportunity with strong upside potential. Property sits on a 5,100 SF lot and offers approximately 2,071 SF of interior space. Currently configured as a 4-bedroom, 1-bath home, with potential for a 4-bedroom, 2-bath layout or possible 2-unit conversion (buyer to verify all zoning/use options with township). Major improvements have already started by current owner, including: Roof replaced in 2024, structural prep completed, including joints replacement. Property is ready for framing and next-phase buildout. The lot is a key feature here. It is a deep, oversized street-to-street lot, running from one street all the way to the other, giving you extra flexibility for design, access, and future value Ideal for investors looking for a fix-and-flip, BRRRR, or long-term rental strategy. Bring your contractor and vision to unlock this property's full potential. Sold as-is. Any intended change of use should be independently confirmed with township approvals and permits.

3. 1996-06-10
   soldstatus $18,000

ⓘ 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: $707 · $59/mo
• Projected year-2 tax: $827 · $69/mo
• Expected delta: +$121/yr (+$10/mo · 17.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,054
• − Mortgage interest: −$3,361
• − Property taxes: −$707
• − Insurance: −$300
• − Repairs & maintenance: −$1,524
• − Management: −$1,524
• − Depreciation: −$1,745
• Taxable income: $9,892
• Est. tax owed @ 24.0%: −$2,374
• After-tax cash flow: $7,896/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: Panther Valley SD
• NCES district ID: 4218450
• Math proficiency: 14% ▼ -7.00%
• Reading proficiency: 35% ▼ -14.00%
• Median HH income: $36,914
• Composite: 20.31/100
• National rank: #8613
• State rank: #477 of 539 in PA

Livability — Lansford

• Score: 72/100
• State rank: #605
• US rank: #5834

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lansford, PA
• County: Carbon County · 13,404 people
• City population: 4,156
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 4,156
• Household income: $44,713
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 123.0

Population outlook (Carbon County) Hauer SSP2

• Today (2025): 61,643 people
• By 2030: 59,840 · -2.9%
• By 2040: 55,413 · -10.1%
• By 2050: 50,843 · -17.5%
• By 2075: 43,326 · -29.7%
• By 2100: 37,126 · -39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 64% Hispanic / Latino 17% Black 11% Two or more races 11% Native American 4%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 4% Polish 2% Iranian 2%
• Foreign-born: 7% · Canada, Jamaica, South Korea
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Carbon

• 2024 margin: Solid R (+34.8) · D 32.2% · R 67.0%
• 2008→2024 swing: -36.7pp toward R · 2008: 1.9pp · 2024: -34.8pp
• All cycles: 2024: R+34.8 2020: R+32.0 2016: R+34.1 2012: R+6.9 2008: D+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.12%
• Current HPI: 262.3396
• Rent YoY: —
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• 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

+233.3% since first listed

3 events — show timeline

• 2026-05-08 Price Changed $60,000 GLVRMLS
• 2026-02-16 Listed $70,000 GLVRMLS
• 1996-06-10 Sold (Public Records) $18,000 Public Records

Property tax history

-7.3%/yr

Latest (2026): $707 · +2.4% YoY. Source: county tax records.