576 N Main St · Archbald, PA 18403

$120,000

3 bd · 1.5 ba · 1,200 sqft · SingleFamily · 8 Days on market

Built 1930 6,534 sqft lot Est $187k · 36% under

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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 +23.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.0/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Check out this 3 bedroom 1.5 bath home in Valley View SD. With some TLC this can be the perfect family home. Fenced in back yard, shed, rear covered deck and off street parking.

Key facts

• Off street parking
• Rear covered deck
• Fenced in back yard

Tags

• FENCED IN BACK YARD
• REAR COVERED DECK
• OFF STREET PARKING

Property features AI

Finance

• Other: Accessible features present

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Public water; Public sewer; Electricity connected (circuit breakers); Water connected; Sewer connected
• Home design: Single-family residence; Residential property; Vinyl siding; Built around 1930 (estimated); Stone foundation
• Construction: Vinyl siding construction; Shingle roof; Stone foundation; Year built estimated 1930
• Exterior features: Covered porch; Deck; Fire pit; Back yard fencing (fenced)

Interior

• Kitchen: Electric range; Refrigerator; Eat-in kitchen
• Bedrooms: 3 bedrooms (one is listed as a bonus room/den/office that can function as a 4th bedroom); Bedroom 1 approx. 17 x 13; Bedroom 2 approx. 9 x 9 (walk-through); Bedroom 3 approx. 9 x 9
• Flooring: Carpet; Laminate
• Bathrooms: 2 bathrooms total: 1 full bathroom and 1 half bathroom; Primary bathroom approx. 8 x 5
• Heating & cooling: Electric and oil heating; No cooling
• Interior features: Eat-in kitchen; Pull-down attic stairs; Unfinished basement
• Laundry & utility: Washer and dryer included; Laundry located on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 8.5% vs local median 2.6% in Archbald — 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 73/100 on livability (#596 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Valley View SD (rural): math 34% / reading 57% proficiency, ranked #269 of 539 in PA (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 69 active listings in the ZIP; 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 $830 of loan paydown is wiped out by about $4k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $60k; list at $120k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.10% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.79%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $187,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
602 N Main St	0.07mi	3/1.5	1,200 (0%)	1mo	$175,100	$146	96
492 Main St	0.22mi	3/2.5	1,200 (0%)	2mo	$136,000	$113	84
841 Hill St	0.18mi	3/1.0	1,228 (+2%)	9mo	$105,000	$86	78
590 N Main St N	0.04mi	3/1.5	1,281 (+7%)	11mo	$130,000	$101	78
206 Pike St	0.45mi	3/2.0	1,209 (+1%)	1mo	$269,000	$222	75
169 Ash St	0.49mi	3/2.0	1,192 (-1%)	7mo	$202,600	$170	68
191 Ash St	0.45mi	2/1.5 (-1)	1,094 (-9%)	4mo	$194,000	$177	56
229 Laurel St Unit L 49	0.57mi	3/1.5	1,282 (+7%)	10mo	$200,000	$156	54
107 Delaware St	0.53mi	3/1.0	1,115 (-7%)	13mo	$242,500	$217	51
140 Cemetery St	0.54mi	2/1.0 (-1)	1,075 (-10%)	5mo	$90,000	$84	46
203 Laurel St	0.64mi	3/1.0	1,052 (-12%)	3mo	$80,000	$76	45
337 Wayne St	0.53mi	4/2.0 (+1)	1,350 (+12%)	3mo	$245,000	$181	44

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-9,030
• Equity at exit: $17,892

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $5,698
• Equity at exit: $10,375

Cash invested: $33,600 (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 18403

• Active inventory: 69
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,326 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $163

Break-even live

Break-even rent $1,120

Max offer price $120,000

Occupancy floor 83%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-17
   status Pending
2. 2026-04-09
   listed $120,000 Active
3. 2005-09-09
   soldstatus $59,740

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,912
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$1,266
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − Depreciation: −$3,491
• Taxable income: $86
• Est. tax owed @ 24.0%: −$21
• After-tax cash flow: $1,931/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: Valley View SD
• NCES district ID: 4224650
• Math proficiency: 34% ▼ -10.00%
• Reading proficiency: 57% ▼ -12.00%
• Median HH income: $45,562
• Composite: 38.54/100
• National rank: #4174
• State rank: #269 of 539 in PA

Livability — Archbald

• Score: 73/100
• State rank: #596
• US rank: #5675

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Archbald, PA
• City population: 6,580
• Population (ZIP): 6,580

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 (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Romanian 13% Scotch-Irish 6% Subsaharan African 1%
• Foreign-born: 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: ▼ -149.56%
• Current HPI: 208.173
• 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

+100.9% since first listed

3 events — show timeline

• 2026-04-17 Pending — GSBR as distributed by MLS GRID
• 2026-04-09 Listed $120,000 GSBR as distributed by MLS GRID
• 2005-09-09 Sold (Public Records) $59,740 Public Records

Property tax history

+38.5%/yr

Latest (2026): $42,252 · +2678.4% YoY. Source: county tax records.