190 Belmont St · Carbondale, PA 18407

$79,000

3 bd · 2.0 ba · 1,776 sqft · SingleFamily · 31 Days on market

Built 1900 1,742 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Fixer-upper!Adjoining second lot included. Tax Id: 04510050022 Lot: 50x90x50x118

Key facts

• Front porch
• Second lot
• 1,742 sq ft lot

Tags

• FRONT PORCH
• SECOND LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $501 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.9% vs local median 4.8% in Carbondale — 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 (#648 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D+, schools D, employment D.
• Carbondale Area SD (suburban): math 15% / reading 33% proficiency, ranked #480 of 539 in PA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 110 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $546 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y ago; this cycle's ask has dropped $60k (43%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $76,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1900 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.68% ✓
• Cap rate: 13.90%
• Cash-on-cash: 27.18%
• DSCR: 2.21
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $214,896
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Fulton St	0.34mi	3/2.5	1,879 (+6%)	3mo	$255,000	$136	70
267 Dundaff St	0.63mi	3/2.5	1,760 (-1%)	1mo	$226,000	$128	66
30 Belmont St	0.50mi	3/1.5	1,730 (-3%)	6mo	$126,950	$73	66
109 Farview St	0.65mi	3/2.0	1,700 (-4%)	1mo	$95,000	$56	62
154 Dundaff St	0.59mi	3/2.0	1,700 (-4%)	11mo	$205,000	$121	56
28 Reynshanhurst St	0.58mi	3/2.0	1,905 (+7%)	13mo	$195,000	$102	50
232 Dundaff St	0.55mi	3/1.0	1,715 (-3%)	18mo	$145,000	$85	50
264 Dundaff St	0.59mi	4/2.5 (+1)	1,700 (-4%)	15mo	$154,000	$91	46
12 Green St	0.69mi	4/2.0 (+1)	1,902 (+7%)	13mo	$201,000	$106	40
24 Wyoming St	0.71mi	4/2.0 (+1)	1,556 (-12%)	8mo	$215,000	$138	35
22 Reservoir St	0.74mi	4/2.0 (+1)	2,000 (+13%)	7mo	$257,500	$129	34
41 Spring St	0.70mi	4/2.5 (+1)	1,550 (-13%)	15mo	$212,000	$137	27

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: 21.2%
• Equity multiple: 1.86×
• Total profit: $19,130
• Equity at exit: $11,779

10-year hold

• IRR: 29.3%
• Equity multiple: 3.61×
• Total profit: $57,831
• Equity at exit: $6,830

Cash invested: $22,120 (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 18407

• Home prices YoY: -29.8%
• Active inventory: 110
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,325 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $501

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 57%

Sensitivity live

Price	-10% $556	-5% $528	+0% $501	+5% $474	+10% $446
Rent	-10% $396	-5% $449	+0% $501	+5% $553	+10% $606
Rate	-1.0pp $541	-0.5pp $521	base $501	+0.5pp $481	+1.0pp $460

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 Richmond St Carbondale, PA	3.0	1.0	1500	$1,300	$0.87	14d	1	0.17mi
175 Dundaff St Carbondale, PA	3.0	1.0	1300	$1,300	$1.00	14d	1	0.56mi
29 Park St Carbondale, PA	4.0	1.5	1290	$1,500	$1.16	45d	1	0.82mi
26 S Church St Unit 1st floor Carbondale, PA	2.0	1.0	1680	$995	$0.59	44d	1	0.97mi

Listing history 32 events

1. 2026-06-17
   status $79,000 Pending 31 DOM
2. 2026-06-17
   days on market $79,000 Active 31 DOM
3. 2026-06-16
   days on market $79,000 Active 30 DOM
4. 2026-06-15
   days on market $79,000 Active 29 DOM
5. 2026-06-14
   days on market $79,000 Active 27 DOM
6. 2026-06-13
   days on market $79,000 Active 26 DOM
7. 2026-06-10
   days on market $79,000 Active 24 DOM
8. 2026-06-09
   days on market $79,000 Active 23 DOM
9. 2026-06-08
   days on market $79,000 Active 22 DOM
10. 2026-06-07
    days on market $79,000 Active 21 DOM
11. 2026-06-05
    days on market $79,000 Active 18 DOM
12. 2026-06-02
    days on market $79,000 Active 16 DOM
13. 2026-06-01
    days on market $79,000 Active 15 DOM
14. 2026-05-31
    days on market $79,000 Active 14 DOM
15. 2026-05-30
    days on market $79,000 Active 13 DOM
16. 2026-05-07
    price $98,000
17. 2026-04-29
    price $107,000
18. 2025-11-15
    historical
19. 2025-04-13
    status Pending
20. 2025-03-31
    listed $139,000 Active
21. 2011-07-12
    listed $19,900
22. 2008-10-02
    listed $65,500
23. 2007-04-01
    listed $69,000
24. 2006-06-26
    soldstatus $54,000
25. 2006-06-26
    soldstatus $54,000
26. 2005-08-27
    soldstatus $20,000
27. 2005-04-27
    soldstatus $20,000
28. 2005-04-25
    soldstatus $20,000
29. 2004-12-10
    listed $29,900
30. 2004-12-07
    listed $23,900
31. 2004-12-06
    listed $23,900
32. 1987-02-20
    soldstatus $22,000

ⓘ 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 8 d/yr ≥90°F today · 18 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,904
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$2,298
• Taxable income: $5,056
• Est. tax owed @ 24.0%: −$1,213
• After-tax cash flow: $4,799/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: Carbondale Area SD
• NCES district ID: 4204980
• Math proficiency: 15% ▼ -14.00%
• Reading proficiency: 33% ▼ -23.00%
• Median HH income: $35,070
• Composite: 19.73/100
• National rank: #8714
• State rank: #480 of 539 in PA

Livability — Carbondale

• Score: 72/100
• State rank: #648
• US rank: #6298

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carbondale, PA
• County: Lackawanna County · 134,448 people
• City population: 14,445
• Metro: Scranton--Wilkes-Barre, PA
• Population (ZIP): 14,445
• Household income: $59,652
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 430.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 9% Two or more races 6% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Romanian 11% Scotch-Irish 3% Subsaharan African 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -59.46%
• Current HPI: 140.1227
• Rent YoY: —
• Metro: Scranton--Wilkes-Barre, PA
• 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

+345.5% since first listed

17 events — show timeline

• 2026-05-07 Price Changed $98,000 GSBR as distributed by MLS GRID
• 2026-04-29 Price Changed $107,000 GSBR as distributed by MLS GRID
• 2025-11-15 Listing Removed — GLVRMLS
• 2025-04-13 Pending — GSBR as distributed by MLS GRID
• 2025-03-31 Listed $139,000 GSBR as distributed by MLS GRID
• 2011-07-12 Listed $19,900 GSBR as distributed by MLS GRID
• 2008-10-02 Listed $65,500 GSBR as distributed by MLS GRID
• 2007-04-01 Listed $69,000 GSBR as distributed by MLS GRID
• 2006-06-26 Sold (Public Records) $54,000 Public Records
• 2006-06-26 Sold (MLS) $54,000 GSBR as distributed by MLS GRID
• 2005-08-27 Sold (MLS) $20,000 GSBR as distributed by MLS GRID
• 2005-04-27 Sold (MLS) $20,000 GLVRMLS
• 2005-04-25 Sold (Public Records) $20,000 Public Records
• 2004-12-10 Listed $29,900 GSBR as distributed by MLS GRID
• 2004-12-07 Listed $23,900 GLVRMLS
• 2004-12-06 Listed $23,900 GLVRMLS
• 1987-02-20 Sold (Public Records) $22,000 Public Records

Property tax history

+35.2%/yr

Latest (2026): $37,611 · +2229.8% YoY. Source: county tax records.