181R Belmont St · Carbondale, PA 18407

$114,900

3 bd · 1.5 ba · 1,238 sqft · SingleFamily · 37 Days on market

Built 1990 Est $150k · 23% 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 +24.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +6.2/10.0
• 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

Cozy, warm, and well-maintained manufactured home featuring 3 bedrooms and 1.5 baths. This inviting home offers comfortable living with a functional layout, perfect for everyday living and relaxation.

Key facts

• Built 1990
• Listed 37 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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; 13 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

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k 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

• It's been on market 37 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $111,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.47%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $149,798
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44 Richmond St	0.10mi	3/1.0	1,200 (-3%)	0mo	$161,120	$134	88
194 Belmont St	0.04mi	3/1.0	1,208 (-2%)	15mo	$134,000	$111	79
32 Cemetery St	0.45mi	3/1.5	1,200 (-3%)	3mo	$145,000	$121	72
86 Birkett St	0.30mi	3/2.0	1,137 (-8%)	1mo	$189,000	$166	70
48 Copeland Ave	0.53mi	3/1.5	1,322 (+7%)	6mo	$153,000	$116	59
8 Robinson Ave	0.56mi	3/2.0	1,400 (+13%)	4mo	$169,000	$121	47
20 42nd St	0.64mi	3/2.0	1,404 (+13%)	0mo	$155,000	$110	46
277 Atlas St	0.71mi	3/1.5	1,375 (+11%)	10mo	$250,000	$182	40
33 Railroad St	0.50mi	2/1.0 (-1)	1,113 (-10%)	19mo	$182,000	$164	37
75 William Ave	0.61mi	3/2.0	1,378 (+11%)	20mo	$210,000	$152	34
94 Brook St	0.64mi	2/1.5 (-1)	1,086 (-12%)	19mo	$123,000	$113	29
20 Railroad St	0.73mi	2/1.0 (-1)	1,127 (-9%)	22mo	$40,000	$35	26

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-4,144
• Equity at exit: $17,132

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $15,083
• Equity at exit: $9,934

Cash invested: $32,172 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,292 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,724/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $227

Break-even live

Break-even rent $1,005

Max offer price $114,900

Occupancy floor 77%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 Richmond St Carbondale, PA	3.0	1.0	1500	$1,300	$0.87	13d	1	0.17mi
85 Belmont St Carbondale, PA	2.0	1.0	1000	$1,200	$1.20	13d	1	0.29mi
418 N Main St Unit 1B Simpson, PA	2.0	1.0	1050	$1,175	$1.12	44d	1	0.49mi
175 Dundaff St Carbondale, PA	3.0	1.0	1300	$1,300	$1.00	13d	1	0.56mi
35 Rittenhouse St Unit 1st floor Carbondale, PA	2.0	1.0	800	$900	$1.12	44d	1	0.59mi
28 Wyoming St Carbondale, PA	2.0	1.0	1200	$1,045	$0.87	44d	1	0.70mi
37 Green St Carbondale, PA	3.0	1.0	707	$1,375	$1.94	13d	1	0.70mi
83 Spring St Carbondale, PA	2.0	1.0	1015	$1,650	$1.63	44d	1	0.81mi
29 Park St Carbondale, PA	4.0	1.5	1290	$1,500	$1.16	44d	1	0.82mi
109 Salem Ave Unit 1Fl Carbondale, PA	2.0	1.0	960	$1,300	$1.35	13d	1	0.83mi
4 Apple Ave Apt 4 Carbondale, PA	2.0	1.0	850	$1,114	$1.31	21d	1	0.88mi
151 Wyoming St Carbondale, PA	3.0	1.0	1200	$1,300	$1.08	13d	1	1.07mi
18 Parish Ct Carbondale, PA	2.0	1.0	1050	$1,300	$1.24	13d	1	1.25mi

Listing history 3 events

1. 2026-04-23
   status Pending
2. 2026-04-21
   status Active
3. 2026-03-12
   listed $114,900 Active

ⓘ 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 · 19 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: $15,509
• − Mortgage interest: −$6,436
• − Property taxes: −$1,724
• − Insurance: −$574
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$3,343
• Taxable income: $951
• Est. tax owed @ 24.0%: −$228
• After-tax cash flow: $2,495/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

3 events — show timeline

• 2026-04-23 Pending — GSBR as distributed by MLS GRID
• 2026-04-21 Relisted — GSBR as distributed by MLS GRID
• 2026-03-12 Listed $114,900 GSBR as distributed by MLS GRID

Property tax history

+41.0%/yr

Latest (2026): $51,983 · +3576.3% YoY. Source: county tax records.