308-310 Willow St · Dunmore, PA 18512

$330,000

6 bd · 3.0 ba · 2,446 sqft · MultiFamily · 28 Days on market

Built 1940 Fair condition 9,147 sqft lot Est $257k · 28% 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 +22.0/30.0
• DSCR +7.0/10.0
• 1% rule +5.8/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

3 unit apartment building in the heart of Dunmore. Separate water, sewer, electric and cooking fuel. Oil heat currently paid by owner. One apartment vacant, Modern Kitchen: Y, Tax Information: Available, Kitchen: Modern, Baths: Modern, SqFt Fin - 3rd: 600.00, SqFt Fin - Main: 1100.00, SqFt Fin - 2nd: 1100.00

Key facts

• Split utilities
• 3 unit property
• 2 bedroom apartments

Tags

• 3 UNIT PROPERTY
• 2 BEDROOM APARTMENTS
• 2 CAR GARAGE
• SPLIT UTILITIES
• MULTIPLE INCOME STREAMS

Property features AI

Finance

• Financial info: Property listed as residential income (multi-family)

Exterior

• Parking: Detached or on-site garage space for 2 vehicles; 4 additional open parking spaces
• Utilities: Public water; Public sewer
• Home design: Multi-family residential income property; Built in 1940; Total building area approximately 2,446 above-grade finished square feet; Three separate residential units (two 2-bedroom units and one 3-bedroom unit)
• Construction: Originally built in 1940
• Exterior features: Lot dimensions approximately 60 x 150; Lot size about 0.21 acres

Interior

• Kitchen: All units include a kitchen
• Bedrooms: 7 total bedrooms across the building; Unit 308 Rear — 3 bedrooms; Unit 308 Side — 2 bedrooms; Unit 310 — 2 bedrooms
• Bathrooms: 3 full bathrooms total; Unit 308 Rear — 1 bathroom; Unit 308 Side — 1 bathroom; Unit 310 — 1 bathroom
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 1×3bd/1.0ba + 2×2bd/1.0ba units multifamily listed at $330k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $526 ($6k/yr) — positive. Per door: $175/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $330k).
• Recommended offer: $325k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.4% in Dunmore — 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 73/100 on livability (#558 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, health & safety F.
• Dunmore SD (suburban): math 30% / reading 54% proficiency, ranked #324 of 539 in PA (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 30 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $10k 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 28 days — a 2% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $105k; list at $330k implies a 214% 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 $325,050 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.08% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.84%
• DSCR: 1.30
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $256,830
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Reeves St	0.28mi	6/3.0	2,275 (-7%)	3mo	$310,000	$136	73
208 E Warren St	0.28mi	6/2.0	2,500 (+2%)	10mo	$210,000	$84	71
322 Oak St	0.27mi	5/3.0 (-1)	2,226 (-9%)	4mo	$200,000	$90	64
317 319 Cherry St	0.48mi	5/3.0 (-1)	2,400 (-2%)	21mo	$275,000	$115	52
640 S 642 S Blakely St	0.67mi	5/3.5 (-1)	2,300 (-6%)	1mo	$268,000	$117	51
1313-1315 Clay Ave	0.74mi	6/3.5	2,622 (+7%)	9mo	$201,000	$77	44
603 S Blakely St	0.60mi	6/3.0	2,800 (+14%)	13mo	$293,550	$105	37
613-615 Mill St	0.59mi	5/3.0 (-1)	2,263 (-8%)	22mo	$210,000	$93	37

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: -5.8%
• Equity multiple: 0.78×
• Total profit: $-19,899
• Equity at exit: $49,204

10-year hold

• IRR: 3.9%
• Equity multiple: 1.28×
• Total profit: $26,054
• Equity at exit: $28,532

Cash invested: $92,400 (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 18512

• Active inventory: 30
• Price-to-rent: 23.4×

Monthly cashflow live

• Estimated rent: $3,553 high
• Mortgage (P&I): −$1,731
• Tax est. 1.5%: −$412 /mo · $4,950/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$746
• Net cashflow: $526

Break-even live

Break-even rent $2,887

Max offer price $330,000

Occupancy floor 80%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	1	$1,174
▸ 2× units	2	1	$2,380
Total (3 units)			$3,553

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1528 Wyoming Ave Scranton, PA	5.0	1.5	2500	$2,500	$1.00	20d	1	1.13mi

Listing history 15 events

1. 2026-06-16
   status $330,000 Pending 28 DOM
2. 2026-06-15
   days on market $330,000 Active 28 DOM
3. 2026-06-14
   days on market $330,000 Active 26 DOM
4. 2026-06-13
   days on market $330,000 Active 25 DOM
5. 2026-06-10
   days on market $330,000 Active 23 DOM
6. 2026-06-09
   days on market $330,000 Active 22 DOM
7. 2026-06-08
   days on market $330,000 Active 21 DOM
8. 2026-06-07
   days on market $330,000 Active 20 DOM
9. 2026-06-02
   days on market $330,000 Active 15 DOM
10. 2026-06-01
    days on market $330,000 Active 14 DOM
11. 2026-05-31
    days on market $330,000 Active 13 DOM
12. 2026-05-30
    days on market $330,000 Active 12 DOM
13. 2026-05-18
    listed $330,000 Active
14. 2021-08-09
    soldstatus $105,000 309-char remark

    Show marketing remark (309 chars)

    3 unit apartment building in the heart of Dunmore. Separate water, sewer, electric and cooking fuel. Oil heat currently paid by owner. One apartment vacant, Modern Kitchen: Y, Tax Information: Available, Kitchen: Modern, Baths: Modern, SqFt Fin - 3rd: 600.00, SqFt Fin - Main: 1100.00, SqFt Fin - 2nd: 1100.00

15. 2019-05-07
    soldstatus $90,000 372-char remark

    Show marketing remark (372 chars)

    A hot commodity! 3 unit apartment building in the heart of Dunmore. Separate water, sewer, electric and cooking fuel. Oil heat paid by owner . 12.8% cap rate. All information is approximate, not warranted or guaranteed, Modern Kitchen: Y, Tax Information: Available, Kitchen: Modern, Baths: Modern, SqFt Fin - 3rd: 600.00, SqFt Fin - Main: 1100.00, SqFt Fin - 2nd: 1100.00

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,636
• − Mortgage interest: −$18,485
• − Property taxes: −$4,950
• − Insurance: −$1,650
• − Repairs & maintenance: −$3,411
• − Management: −$3,411
• − Depreciation: −$9,600
• Taxable income: $1,129
• Est. tax owed @ 24.0%: −$271
• After-tax cash flow: $6,045/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 3-unit property requires moderate renovations to improve its condition and appeal to buyers and renters. The home is currently in fair condition with average systems and basic finishes. Upgrades to the kitchen, bathrooms, exterior, and HVAC system would significantly increase its value.

Repairs flagged

• Major roof — visible wear
• Major exterior siding — weathered
• Moderate HVAC system — basic heating system

Value-add opportunities

• Both update kitchen cabinets and countertops — modernizing kitchen would appeal to both buyers and renters
• Both update bathrooms with modern fixtures — modernizing bathrooms would appeal to both buyers and renters
• Both repair and paint exterior siding — improving curb appeal would attract more buyers and renters
• Both replace HVAC system — modernizing HVAC system would improve comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · visible wear	Major	$15,000–50,000
exterior siding · weathered	Major	$15,000–50,000
HVAC system · basic heating system	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$33,000–115,000

Value-add ROI direction

• Both update kitchen cabinets and countertops — modernizing kitchen would appeal to both buyers and renters ↑
• Both update bathrooms with modern fixtures — modernizing bathrooms would appeal to both buyers and renters ↑
• Both repair and paint exterior siding — improving curb appeal would attract more buyers and renters ↑
• Both replace HVAC system — modernizing HVAC system would improve comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Dunmore SD
• NCES district ID: 4207980
• Math proficiency: 30% ▼ -16.00%
• Reading proficiency: 54% ▼ -13.00%
• Median HH income: $48,540
• Composite: 35.92/100
• National rank: #4806
• State rank: #324 of 539 in PA

Livability — Dunmore

• Score: 73/100
• State rank: #558
• US rank: #5204

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dunmore, PA
• City population: 12,714
• Population (ZIP): 12,714

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 5% Two or more races 4% Asian 4% Black 1%
• Common ancestry: Romanian 14% Scotch-Irish 2% Subsaharan African 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 2% Tagalog/Filipino 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: ▼ -174.14%
• Current HPI: 150.6545
• 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

+266.7% since first listed

3 events — show timeline

• 2026-05-18 Listed $330,000 GSBR as distributed by MLS GRID
• 2021-08-09 Sold (MLS) $105,000 GSBR as distributed by MLS GRID
• 2019-05-07 Sold (MLS) $90,000 GSBR as distributed by MLS GRID