221 S Main St · Forest City, PA 18421

$168,000

3 bd · 1.5 ba · 1,200 sqft · Other · 53 Days on market

Built 1900 1.06 ac lot $140/sqft · 15% above area Est $146k · 15% over

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Why this score? — see what drove the D 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 +12.7/30.0
• Appreciation +10.0/10.0
• DSCR +3.8/10.0
• Schools +3.6/10.0
• 1% rule +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.8/15.0

Listing remarks MLS

IN TOWN CHARMER - OVER AN ACRE - GREAT STARTER - Check out this 3 bedroom, 1.5 bath home located Forest City! Well maintained and plenty of modern upgrades like vinyl siding and replacement windows as well as a new LP hot water baseboard heat and new electric water heater. Outside, enjoy the back patio and huge upper lot (possible subdivision of additional parcel). , Beds Description: 2+BED 2nd, Baths: 1 Bath Level 1, Baths: 1/2 Bath Lev 2

Key facts

• Updated electrical
• Newer furnace
• Expansive upper lot

Tags

• LOW MAINTENANCE VINYL SIDING
• NEWER WINDOWS
• NEWER FURNACE
• UPDATED ELECTRICAL
• BACK PATIO
• EXPANSIVE UPPER LOT

Property features AI

Finance

• Other: Lot of about 1.06 acres

Exterior

• Parking: Off-street parking; Shared paved driveway
• Utilities: Public water; Sewer connected; 100 Amp electric service
• Home design: Single-family residence; Residential zoning
• Construction: Vinyl siding
• Exterior features: Shared paved driveway; Off-street parking

Interior

• Kitchen: Electric oven; Refrigerator
• Flooring: Carpet; Tile; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating
• Interior features: Eat-in kitchen; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $168k.

Deal economics

• At list price, monthly cash flow is $-18 ($-212/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (16.7% below list).
• Recommended offer: $140k (16.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#1,019 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Forest City Regional SD (suburban): math 34% / reading 51% proficiency, ranked #308 of 539 in PA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 53 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 80 units permitted in Susquehanna County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Susquehanna County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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.

Risks & watch-outs

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

Recommended offer $140,000 (16.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.45%
• DSCR: 0.98
• GRM: 10.0

CMA / ARV

• ARV (median comp): $146,269
• List price: $168,000
• Delta: 14.86%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.0%
• Equity multiple: 2.92×
• Total profit: $90,370
• Equity at exit: $151,348

10-year hold

• IRR: 21.3%
• Equity multiple: 6.68×
• Total profit: $267,007
• Equity at exit: $326,387

Cash invested: $47,040 (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 18421

• Home prices YoY: 20.9%
• Active inventory: 53
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$881
• Tax from tax record: −$173 /mo · $2,072/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-18

Break-even live

Break-even rent $1,422

Max offer price $164,879

Occupancy floor 96%

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
139 Dundaff St Unit 1 Forest City, PA	2.0	2.0	1218	$1,400	$1.15	13d	1	0.53mi

Listing history 24 events

1. 2026-06-18
   days on market $168,000 Active 53 DOM
2. 2026-06-17
   days on market $168,000 Active 52 DOM
3. 2026-06-16
   days on market $168,000 Active 51 DOM
4. 2026-06-15
   days on market $168,000 Active 50 DOM
5. 2026-06-14
   days on market $168,000 Active 48 DOM
6. 2026-06-13
   days on market $168,000 Active 47 DOM
7. 2026-06-10
   days on market $168,000 Active 45 DOM
8. 2026-06-09
   days on market $168,000 Active 44 DOM
9. 2026-06-08
   days on market $168,000 Active 43 DOM
10. 2026-06-07
    days on market $168,000 Active 42 DOM
11. 2026-06-03
    days on market $168,000 Active 38 DOM
12. 2026-06-02
    days on market $168,000 Active 37 DOM
13. 2026-06-01
    days on market $168,000 Active 36 DOM
14. 2026-05-31
    days on market $168,000 Active 35 DOM
15. 2026-05-30
    pricedays on market $168,000 Active 34 DOM
16. 2026-04-27
    listed $175,000 Active 865-char remark
17. 2022-08-25
    soldstatus $148,654
18. 2022-08-24
    soldstatus $145,900

    Show marketing remark (443 chars)

    IN TOWN CHARMER - OVER AN ACRE - GREAT STARTER - Check out this 3 bedroom, 1.5 bath home located Forest City! Well maintained and plenty of modern upgrades like vinyl siding and replacement windows as well as a new LP hot water baseboard heat and new electric water heater. Outside, enjoy the back patio and huge upper lot (possible subdivision of additional parcel). , Beds Description: 2+BED 2nd, Baths: 1 Bath Level 1, Baths: 1/2 Bath Lev 2

19. 2022-08-24
    soldstatus

    Show marketing remark (443 chars)

    IN TOWN CHARMER - OVER AN ACRE - GREAT STARTER - Check out this 3 bedroom, 1.5 bath home located Forest City! Well maintained and plenty of modern upgrades like vinyl siding and replacement windows as well as a new LP hot water baseboard heat and new electric water heater. Outside, enjoy the back patio and huge upper lot (possible subdivision of additional parcel). , Beds Description: 2+BED 2nd, Baths: 1 Bath Level 1, Baths: 1/2 Bath Lev 2

20. 2022-04-18
    listed $139,900

    Show marketing remark (443 chars)

    IN TOWN CHARMER - OVER AN ACRE - GREAT STARTER - Check out this 3 bedroom, 1.5 bath home located Forest City! Well maintained and plenty of modern upgrades like vinyl siding and replacement windows as well as a new LP hot water baseboard heat and new electric water heater. Outside, enjoy the back patio and huge upper lot (possible subdivision of additional parcel). , Beds Description: 2+BED 2nd, Baths: 1 Bath Level 1, Baths: 1/2 Bath Lev 2

21. 2022-04-18
    listed $139,900

    Show marketing remark (443 chars)

    IN TOWN CHARMER - OVER AN ACRE - GREAT STARTER - Check out this 3 bedroom, 1.5 bath home located Forest City! Well maintained and plenty of modern upgrades like vinyl siding and replacement windows as well as a new LP hot water baseboard heat and new electric water heater. Outside, enjoy the back patio and huge upper lot (possible subdivision of additional parcel). , Beds Description: 2+BED 2nd, Baths: 1 Bath Level 1, Baths: 1/2 Bath Lev 2

22. 2018-01-16
    soldstatus $84,460
23. 2018-01-11
    soldstatus $84,460
24. 2015-07-24
    listed $69,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $2,072 · $173/mo
• Projected year-2 tax: $2,363 · $197/mo
• Expected delta: +$291/yr (+$24/mo · 14.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥88°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $16,800
• − Mortgage interest: −$9,411
• − Property taxes: −$2,072
• − Insurance: −$840
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$4,887
• Taxable loss: −$3,098
• Est. tax savings @ 24.0%: +$743
• After-tax cash flow: $531/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: Forest City Regional SD
• NCES district ID: 4209930
• Math proficiency: 34% ▼ -17.00%
• Reading proficiency: 51% ▼ -11.00%
• Median HH income: $47,744
• Composite: 36.29/100
• National rank: #4701
• State rank: #308 of 539 in PA

Livability — Forest City

• Score: 66/100
• State rank: #1019
• US rank: #11278

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Forest City, PA
• Population (ZIP): 4,475

Population outlook (Susquehanna County) Hauer SSP2

• Today (2025): 37,552 people
• By 2030: 35,270 · -6.1%
• By 2040: 30,663 · -18.3%
• By 2050: 26,492 · -29.5%
• By 2075: 19,658 · -47.7%
• By 2100: 15,179 · -59.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 11% Italian 3% Scotch-Irish 2%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 1% Vietnamese 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Susquehanna

• 2024 margin: Solid R (+44.7) · D 27.2% · R 71.9%
• 2008→2024 swing: -33.0pp toward R · 2008: -11.7pp · 2024: -44.7pp
• All cycles: 2024: R+44.7 2020: R+41.2 2016: R+42.9 2012: R+21.4 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 48.80%
• Current HPI: 282.5624
• 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

+141.7% since first listed

10 events — show timeline

• 2026-05-29 Price Changed $168,000 PWMLS
• 2026-04-27 Listed $175,000 PWMLS
• 2022-08-25 Sold (Public Records) $148,654 Public Records
• 2022-08-24 Sold (MLS) — PWMLS
• 2022-08-24 Sold (MLS) $145,900 PWMLS
• 2022-04-18 Listed $139,900 PWMLS
• 2022-04-18 Listed $139,900 PWMLS
• 2018-01-16 Sold (Public Records) $84,460 Public Records
• 2018-01-11 Sold (MLS) $84,460 GSBR as distributed by MLS GRID
• 2015-07-24 Listed $69,500 GSBR as distributed by MLS GRID

Property tax history

+4.3%/yr

Latest (2026): $2,072 · +4.0% YoY. Source: county tax records.