1259 Franklin St · Old Forge, PA 18518

$160,000

2 bd · 2.0 ba · 1,260 sqft · SingleFamily · 50 Days on market

Built 1940 7,405 sqft lot $127/sqft · 18% below area Est $195k · 18% under

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Why this score? — see what drove the B 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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• Appreciation +7.6/10.0
• 1% rule +6.4/10.0
• Livability +3.9/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this well maintained and inviting starter home located in the ''Pizza Capitol of the World'' , Old Forge, PA. Featuring 2 spacious bedrooms and 2 bathrooms, this home is ideal for first time buyers, downsizers, or anyone looking for a manageable yet functional space. It has newer windows, and the potential to make more living space in the basement. Step outside to a huge back yard, perfect for entertaining, gardening, or simply relaxing. This property also includes a shed with electric, offering excellent space for storage, hobbies, or a workshop. Additional highlights include off street parking. Don't miss your opportunity to own a great home in a desirable location. Schedule your private showing today! All information is approximate and not guaranteed or warranted.

Key facts

• Off street parking
• Shed with electric
• Newer windows

Tags

• NEWER WINDOWS
• HUGE BACK YARD
• SHED WITH ELECTRIC
• OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 6.1% in Old Forge — 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 78/100 on livability (#287 in PA, #2,531 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Old Forge SD (suburban): math 22% / reading 49% proficiency, ranked #409 of 539 in PA (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 251 units permitted in Lackawanna County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (5.2% local appreciation)).
• Lackawanna County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $82k; list at $160k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1940 — 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 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: 1.14% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.12%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (median comp): $195,009
• List price: $160,000
• Delta: -17.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1259 Franklin St	0.00mi	2/2.0	1,260 (0%)	1mo	$164,500	$131	99
1227 Bennett St	0.12mi	2/1.5	1,210 (-4%)	3mo	$200,009	$165	83
1158 Franklin St	0.22mi	2/2.0	1,281 (+2%)	6mo	$197,809	$154	82
1213 Franklin St	0.14mi	3/1.0 (+1)	1,252 (-1%)	22mo	$192,000	$153	65
1214 Mine St	0.17mi	2/1.0	1,104 (-12%)	8mo	$175,000	$159	61
1150 Franklin St	0.24mi	3/1.5 (+1)	1,400 (+11%)	5mo	$65,000	$46	59
1238 Mine St	0.10mi	3/1.5 (+1)	1,410 (+12%)	19mo	$236,500	$168	53
405 Milwaukee Ave	0.45mi	3/1.0 (+1)	1,405 (+12%)	2mo	$131,000	$93	49
129 Casper St	0.35mi	2/1.0	1,100 (-13%)	11mo	$153,000	$139	49
710 Maple St	0.63mi	2/1.0	1,152 (-9%)	5mo	$165,000	$143	48
98 Rose Ln	0.70mi	3/2.0 (+1)	1,176 (-7%)	10mo	$180,000	$153	43
115 Thomas St	0.63mi	2/1.0	1,131 (-10%)	16mo	$95,720	$85	36

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

Projected returns pro-forma

5.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.0%
• Equity multiple: 2.34×
• Total profit: $59,936
• Equity at exit: $92,095

10-year hold

• IRR: 20.6%
• Equity multiple: 4.61×
• Total profit: $161,901
• Equity at exit: $160,133

Cash invested: $44,800 (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 18518

• Home prices YoY: 2.2%
• Active inventory: 39
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,831 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $341

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 76%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 Vine St Unit 304 Old Forge, PA	2.0	1.0	1000	$1,400	$1.40	43d	1	0.88mi
200 Oak St Unit 2 Old Forge, PA	3.0	1.5	1500	$1,800	$1.20	43d	1	0.96mi
75 Marimar Dr Old Forge, PA	2.0	2.0	1300	$2,500	$1.92	13d	1	1.10mi
163 Bianca Way Old Forge, PA	2.0	2.0	1194	$2,500	$2.09	13d	1	1.16mi
128-130 Henderson St Old Forge, PA	1.0	1.0	900	$1,195	$1.33	21d	1	1.17mi
152 Drakes Ln Old Forge, PA	2.0	1.0	979	$1,700	$1.74	13d	1	1.29mi
864 S Main St #3 Old Forge, PA	2.0	1.0	965	$1,350	$1.40	13d	1	1.43mi

Listing history 3 events

1. 2026-04-03
   listed $160,000 Active 788-char remark

   Show marketing remark (788 chars)

   Welcome to this well maintained and inviting starter home located in the ''Pizza Capitol of the World'' , Old Forge, PA. Featuring 2 spacious bedrooms and 2 bathrooms, this home is ideal for first time buyers, downsizers, or anyone looking for a manageable yet functional space. It has newer windows, and the potential to make more living space in the basement. Step outside to a huge back yard, perfect for entertaining, gardening, or simply relaxing. This property also includes a shed with electric, offering excellent space for storage, hobbies, or a workshop. Additional highlights include off street parking. Don't miss your opportunity to own a great home in a desirable location. Schedule your private showing today! All information is approximate and not guaranteed or warranted.

2. 2019-05-24
   soldstatus $81,500
3. 2008-02-21
   soldstatus $50,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°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: $21,969
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,758
• − Management: −$1,758
• − Depreciation: −$4,655
• Taxable income: $1,637
• Est. tax owed @ 24.0%: −$393
• After-tax cash flow: $3,694/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: Old Forge SD
• NCES district ID: 4218120
• Math proficiency: 22% ▼ -19.00%
• Reading proficiency: 49% ▼ -17.00%
• Median HH income: $49,409
• Composite: 30.6/100
• National rank: #6196
• State rank: #409 of 539 in PA

Livability — Old Forge

• Score: 78/100
• State rank: #287
• US rank: #2531

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: Old Forge, PA
• City population: 8,533
• Population (ZIP): 8,533

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 (84%)
• Race & ethnicity: White 84% Two or more races 13% Hispanic / Latino 9% Asian 1%
• Hispanic origin (detail): Puerto Rican 9%
• Common ancestry: Romanian 17% Scotch-Irish 4% Subsaharan African 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 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: ▲ 5.15%
• Current HPI: 242.2839
• 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

+220.0% since first listed

3 events — show timeline

• 2026-04-03 Listed $160,000 GSBR as distributed by MLS GRID
• 2019-05-24 Sold (Public Records) $81,500 Public Records
• 2008-02-21 Sold (Public Records) $50,000 Public Records

Property tax history

+35.3%/yr

Latest (2026): $33,386 · +2247.4% YoY. Source: county tax records.