170 Sanderson St · Old Forge, PA 18518

$150,000

4 bd · 1.0 ba · 1,414 sqft · SingleFamily · 47 Days on market

Built 1930 5,227 sqft lot $106/sqft · 32% below area Est $222k · 32% 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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• Appreciation +7.6/10.0
• 1% rule +6.9/10.0
• Livability +3.9/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 170 Sanderson Street!This property features 3 bedrooms and 1 full bathroom, ready for its new owner. Enjoy relaxing mornings on the inviting front porch or the outdoor space, with a shed for extra storage. Nestled in the heart of Old Forge--known as the ''Pizza Capital of the World''--this home offers easy access to shops, dining, parks, schools, and major highways. Schedule your showing today, and discover the possibilities this home has to offer!Buyer should do their due diligence in confirming tax and assessment information.

Key facts

• Front porch
• Outdoor space
• Easy access to shops

Tags

• FRONT PORCH
• OUTDOOR SPACE
• SHED FOR EXTRA STORAGE
• EASY ACCESS TO SHOPS
• EASY ACCESS TO DINING
• EASY ACCESS TO PARKS

Property features AI

Finance

• Other: Lot is sloped with paved road frontage (approx. 70' frontage, lot dimensions 70 x 75, ~0.12 acre); Living area reported as 1,414 above grade with 707 below-grade unfinished area

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electricity connected (circuit breakers)
• Home design: Single family residence; Residential property type; Built around 1930 (estimated)
• Construction: Stone and stucco construction; Stone foundation; Shingle roof
• Exterior features: Front porch; Other exterior features

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 4 bedrooms
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Hot water heating; No central air
• Interior features: Eat-in kitchen; Pull-down attic stairs; Full basement with interior and exterior entry (concrete)
• Laundry & utility: No appliances listed

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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; 2 comparable units currently listed for rent nearby; 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, 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 47 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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 $30k; list at $150k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 1930 — 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: 1.19% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.68%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (median comp): $222,195
• List price: $150,000
• Delta: -32.49%
• 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
133 Corcoran St	0.10mi	4/2.0	1,320 (-7%)	2mo	$260,000	$197	79
214 Charles St	0.12mi	3/1.0 (-1)	1,349 (-5%)	10mo	$232,750	$173	74
312 Charles St	0.12mi	3/1.0 (-1)	1,317 (-7%)	10mo	$210,638	$160	69
405 Milwaukee Ave	0.58mi	3/1.0 (-1)	1,405 (-1%)	2mo	$131,000	$93	65
1150 Franklin St	0.68mi	3/1.5 (-1)	1,400 (-1%)	5mo	$65,000	$46	56
153 Second St	0.30mi	3/2.0 (-1)	1,450 (+2%)	22mo	$290,000	$200	55
305 W Grace St	0.47mi	3/2.0 (-1)	1,584 (+12%)	1mo	$164,900	$104	48
155 N Third St	0.23mi	3/2.0 (-1)	1,600 (+13%)	13mo	$335,000	$209	47
123 Williams	0.19mi	3/2.0 (-1)	1,573 (+11%)	22mo	$210,000	$134	45
519 W Grace St	0.49mi	3/1.0 (-1)	1,550 (+10%)	17mo	$212,000	$137	42
103 Rose Ln	0.35mi	3/2.5 (-1)	1,616 (+14%)	11mo	$325,000	$201	40
1020 Spring St	0.75mi	3/1.0 (-1)	1,599 (+13%)	11mo	$207,000	$129	29

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: 22.4%
• Equity multiple: 2.42×
• Total profit: $59,653
• Equity at exit: $86,339

10-year hold

• IRR: 21.8%
• Equity multiple: 4.79×
• Total profit: $159,259
• Equity at exit: $150,125

Cash invested: $42,000 (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 18518

• Home prices YoY: 2.2%
• Active inventory: 39
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,785 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $374

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 74%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Oak St Unit 2 Old Forge, PA	3.0	1.5	1500	$1,800	$1.20	44d	1	0.22mi
112 E Grove St Taylor, PA	4.0	1.5	1500	$1,700	$1.13	13d	1	1.29mi

Listing history 24 events

1. 2026-06-18
   days on market $150,000 Active 47 DOM
2. 2026-06-17
   days on market $150,000 Active 46 DOM
3. 2026-06-16
   days on market $150,000 Active 45 DOM
4. 2026-06-15
   days on market $150,000 Active 44 DOM
5. 2026-06-14
   days on market $150,000 Active 42 DOM
6. 2026-06-13
   days on market $150,000 Active 41 DOM
7. 2026-06-10
   days on market $150,000 Active 39 DOM
8. 2026-06-09
   days on market $150,000 Active 38 DOM
9. 2026-06-08
   days on market $150,000 Active 37 DOM
10. 2026-06-07
    days on market $150,000 Active 36 DOM
11. 2026-06-05
    days on market $150,000 Active 33 DOM
12. 2026-06-03
    days on market $150,000 Active 32 DOM
13. 2026-06-02
    days on market $150,000 Active 31 DOM
14. 2026-06-01
    days on market $150,000 Active 30 DOM
15. 2026-05-31
    days on market $150,000 Active 29 DOM
16. 2026-05-30
    days on market $150,000 Active 28 DOM
17. 2026-05-01
    listed $150,000 Active 544-char remark
18. 2022-09-22
    historical
19. 2022-02-25
    listed $130,000 Active
20. 2011-01-03
    listed $70,000
21. 2010-09-29
    listed $70,000
22. 2007-09-28
    soldstatus $30,000
23. 2007-09-28
    soldstatus $30,000
24. 1998-06-23
    soldstatus $30,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 15 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: $21,422
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − Depreciation: −$4,364
• Taxable income: $2,228
• Est. tax owed @ 24.0%: −$535
• After-tax cash flow: $3,949/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

+400.0% since first listed

8 events — show timeline

• 2026-05-01 Listed $150,000 GSBR as distributed by MLS GRID
• 2022-09-22 Delisted — GSBR as distributed by MLS GRID
• 2022-02-25 Listed $130,000 GSBR as distributed by MLS GRID
• 2011-01-03 Listed $70,000 GSBR as distributed by MLS GRID
• 2010-09-29 Listed $70,000 GSBR as distributed by MLS GRID
• 2007-09-28 Sold (Public Records) $30,000 Public Records
• 2007-09-28 Sold (MLS) $30,000 GSBR as distributed by MLS GRID
• 1998-06-23 Sold (Public Records) $30,000 Public Records

Property tax history

+39.9%/yr

Latest (2026): $32,230 · +3299.2% YoY. Source: county tax records.