242 Hudson St · Forest City, PA 18421

$194,900

6 bd · 2.0 ba · 2,738 sqft · SingleFamily · 499 Days on market

Built 1900 Poor condition 0.69 ac lot $71/sqft · 14% below area Est $225k · 14% 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).

• ARV discount +13.6/15.0
• Cash flow +12.3/30.0
• Appreciation +10.0/10.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Sprawling historic brick home nestled on a picturesque, secluded lot. This timeless six-bedroom residence exudes charm and elegance, its stately red brick facade adorned with classic architectural details like arched windows, decorative cornices, and a grand front porch. A private, driveway winds gracefully toward the house, offering an exclusive and serene approach. The lush grounds surrounding the property are a sanctuary of nature, with mature trees, manicured gardens, and a spacious backyard perfect for outdoor gatherings. Inside, the home features hardwood floors that reflect its historic character. Large windows invite natural light into expansive living areas, including a formal dining room. The six bedrooms are generously proportioned, each with its own unique views of the serene landscaped. The kitchen, while updated with modern conveniences, retains a classic aesthetic that complements the home's overall character. This stately property offers not just a house, but an experience of elegance, history, and privacy, making it a dream retreat for those seeking a blend of sophistication and tranquility.

Key facts

• Historic brick home
• Private driveway
• Arched windows

Tags

• HISTORIC BRICK HOME
• ARCHED WINDOWS
• DECORATIVE CORNICES
• GRAND FRONT PORCH
• PRIVATE DRIVEWAY
• MATURE TREES

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $195k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-36 ($-430/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (14.8% below list).
• Recommended offer: $166k (14.8% 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; 80 units permitted in Susquehanna County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $19k 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 $55k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 499 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; 44% 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 $165,961 (14.8% 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 499 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.79%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (median comp): $225,464
• List price: $194,900
• Delta: -13.56%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 23.7%
• Equity multiple: 2.90×
• Total profit: $103,891
• Equity at exit: $175,581

10-year hold

• IRR: 21.1%
• Equity multiple: 6.64×
• Total profit: $307,787
• Equity at exit: $378,648

Cash invested: $54,572 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,660 medium
• Mortgage (P&I): −$1,022
• Tax est. 1.5%: −$244 /mo · $2,924/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $-36

Break-even live

Break-even rent $1,705

Max offer price $189,717

Occupancy floor 97%

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-01
   days on market $194,900 Active 499 DOM
2. 2026-05-31
   days on market $194,900 Active 498 DOM
3. 2026-05-30
   days on market $194,900 Active 497 DOM
4. 2026-01-12
   status Active 1125-char remark

   Show marketing remark (1125 chars)

   Sprawling historic brick home nestled on a picturesque, secluded lot. This timeless six-bedroom residence exudes charm and elegance, its stately red brick facade adorned with classic architectural details like arched windows, decorative cornices, and a grand front porch. A private, driveway winds gracefully toward the house, offering an exclusive and serene approach. The lush grounds surrounding the property are a sanctuary of nature, with mature trees, manicured gardens, and a spacious backyard perfect for outdoor gatherings. Inside, the home features hardwood floors that reflect its historic character. Large windows invite natural light into expansive living areas, including a formal dining room. The six bedrooms are generously proportioned, each with its own unique views of the serene landscaped. The kitchen, while updated with modern conveniences, retains a classic aesthetic that complements the home's overall character. This stately property offers not just a house, but an experience of elegance, history, and privacy, making it a dream retreat for those seeking a blend of sophistication and tranquility.

5. 2026-01-12
   price $194,900 1125-char remark

   Show marketing remark (1125 chars)

   Sprawling historic brick home nestled on a picturesque, secluded lot. This timeless six-bedroom residence exudes charm and elegance, its stately red brick facade adorned with classic architectural details like arched windows, decorative cornices, and a grand front porch. A private, driveway winds gracefully toward the house, offering an exclusive and serene approach. The lush grounds surrounding the property are a sanctuary of nature, with mature trees, manicured gardens, and a spacious backyard perfect for outdoor gatherings. Inside, the home features hardwood floors that reflect its historic character. Large windows invite natural light into expansive living areas, including a formal dining room. The six bedrooms are generously proportioned, each with its own unique views of the serene landscaped. The kitchen, while updated with modern conveniences, retains a classic aesthetic that complements the home's overall character. This stately property offers not just a house, but an experience of elegance, history, and privacy, making it a dream retreat for those seeking a blend of sophistication and tranquility.

6. 2025-11-19
   price $199,900 1125-char remark

   Show marketing remark (1125 chars)

   Sprawling historic brick home nestled on a picturesque, secluded lot. This timeless six-bedroom residence exudes charm and elegance, its stately red brick facade adorned with classic architectural details like arched windows, decorative cornices, and a grand front porch. A private, driveway winds gracefully toward the house, offering an exclusive and serene approach. The lush grounds surrounding the property are a sanctuary of nature, with mature trees, manicured gardens, and a spacious backyard perfect for outdoor gatherings. Inside, the home features hardwood floors that reflect its historic character. Large windows invite natural light into expansive living areas, including a formal dining room. The six bedrooms are generously proportioned, each with its own unique views of the serene landscaped. The kitchen, while updated with modern conveniences, retains a classic aesthetic that complements the home's overall character. This stately property offers not just a house, but an experience of elegance, history, and privacy, making it a dream retreat for those seeking a blend of sophistication and tranquility.

7. 2025-01-01
   listed $209,900 Active 1125-char remark

   Show marketing remark (1125 chars)

   Sprawling historic brick home nestled on a picturesque, secluded lot. This timeless six-bedroom residence exudes charm and elegance, its stately red brick facade adorned with classic architectural details like arched windows, decorative cornices, and a grand front porch. A private, driveway winds gracefully toward the house, offering an exclusive and serene approach. The lush grounds surrounding the property are a sanctuary of nature, with mature trees, manicured gardens, and a spacious backyard perfect for outdoor gatherings. Inside, the home features hardwood floors that reflect its historic character. Large windows invite natural light into expansive living areas, including a formal dining room. The six bedrooms are generously proportioned, each with its own unique views of the serene landscaped. The kitchen, while updated with modern conveniences, retains a classic aesthetic that complements the home's overall character. This stately property offers not just a house, but an experience of elegance, history, and privacy, making it a dream retreat for those seeking a blend of sophistication and tranquility.

8. 2022-04-28
   soldstatus $135,000 Closed 366-char remark

   Show marketing remark (366 chars)

   Check out this large historic single family home on beautiful secluded lot. Private Driveway , large covered back porch is perfect for entertaining . Walking Distance to Forest City and all of its convivences. , Baths: 1 Bath Lev 1,1 Bath Lev 2, Beds: 2+ Bed 2nd, SqFt Fin - Main: 1369.00, SqFt Fin - 3rd: 0.00, Tax Information: Available, SqFt Fin - 2nd: 1369.00

9. 2022-04-28
   soldstatus

   Show marketing remark (366 chars)

   Check out this large historic single family home on beautiful secluded lot. Private Driveway , large covered back porch is perfect for entertaining . Walking Distance to Forest City and all of its convivences. , Baths: 1 Bath Lev 1,1 Bath Lev 2, Beds: 2+ Bed 2nd, SqFt Fin - Main: 1369.00, SqFt Fin - 3rd: 0.00, Tax Information: Available, SqFt Fin - 2nd: 1369.00

10. 2022-04-28
    soldstatus $135,000

    Show marketing remark (366 chars)

    Check out this large historic single family home on beautiful secluded lot. Private Driveway , large covered back porch is perfect for entertaining . Walking Distance to Forest City and all of its convivences. , Baths: 1 Bath Lev 1,1 Bath Lev 2, Beds: 2+ Bed 2nd, SqFt Fin - Main: 1369.00, SqFt Fin - 3rd: 0.00, Tax Information: Available, SqFt Fin - 2nd: 1369.00

11. 2022-04-22
    status Pending 366-char remark

    Show marketing remark (366 chars)

    Check out this large historic single family home on beautiful secluded lot. Private Driveway , large covered back porch is perfect for entertaining . Walking Distance to Forest City and all of its convivences. , Baths: 1 Bath Lev 1,1 Bath Lev 2, Beds: 2+ Bed 2nd, SqFt Fin - Main: 1369.00, SqFt Fin - 3rd: 0.00, Tax Information: Available, SqFt Fin - 2nd: 1369.00

12. 2021-11-02
    listed $149,500 Active 366-char remark

    Show marketing remark (366 chars)

    Check out this large historic single family home on beautiful secluded lot. Private Driveway , large covered back porch is perfect for entertaining . Walking Distance to Forest City and all of its convivences. , Baths: 1 Bath Lev 1,1 Bath Lev 2, Beds: 2+ Bed 2nd, SqFt Fin - Main: 1369.00, SqFt Fin - 3rd: 0.00, Tax Information: Available, SqFt Fin - 2nd: 1369.00

13. 2021-10-30
    listed $149,500
14. 2021-10-30
    listed $149,500
15. 2011-05-27
    soldstatus $79,780

ⓘ 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 2/10 Low 8 d/yr ≥88°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $19,915
• − Mortgage interest: −$10,917
• − Property taxes: −$2,924
• − Insurance: −$974
• − Repairs & maintenance: −$1,593
• − Management: −$1,593
• − Depreciation: −$5,670
• Taxable loss: −$3,756
• Est. tax savings @ 24.0%: +$902
• After-tax cash flow: $472/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

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including kitchen and bathroom organization, exterior cleaning, and landscaping. The home's condition is poor, and significant investment is needed to improve its resale and rental value.

Repairs flagged

• Major Kitchen organization — The kitchen is cluttered and disorganized, indicating a need for a thorough clean and reorganization.
• Major Bathroom organization — The bathrooms are cluttered and disorganized, indicating a need for a thorough clean and reorganization.
• Major Exterior cleaning — The exterior is overgrown and cluttered, indicating a need for a thorough cleaning and landscaping.
• Major Paint touch-up — The painted walls are chipped and in need of touch-up.
• Major Window cleaning — The windows appear dirty and may need cleaning.
• Major HVAC maintenance — The appliances appear old and may need maintenance or replacement.
• Major Landscaping — The landscaping is overgrown and cluttered, indicating a need for a thorough landscaping and cleaning process.

Value-add opportunities

• Resale Kitchen organization — A well-organized kitchen can significantly improve the home's appeal and functionality.
• Resale Bathroom organization — A well-organized bathroom can significantly improve the home's appeal and functionality.
• Resale Exterior cleaning — A clean and well-maintained exterior can significantly improve the home's curb appeal.
• Resale Paint touch-up — Fresh paint can significantly improve the home's curb appeal and overall appearance.
• Resale Window cleaning — Clean windows can significantly improve the home's curb appeal and natural light.
• Rental HVAC maintenance — A well-maintained HVAC system can improve tenant satisfaction and reduce maintenance costs.
• Resale Landscaping — A well-maintained and landscaped exterior can significantly improve the home's curb appeal and overall appearance.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen organization · The kitchen is cluttered and disorganized, indicating a need for a thorough clean and reorganization.	Major	$15,000–50,000
Bathroom organization · The bathrooms are cluttered and disorganized, indicating a need for a thorough clean and reorganization.	Major	$15,000–50,000
Exterior cleaning · The exterior is overgrown and cluttered, indicating a need for a thorough cleaning and landscaping.	Major	$15,000–50,000
Paint touch-up · The painted walls are chipped and in need of touch-up.	Major	$15,000–50,000
Window cleaning · The windows appear dirty and may need cleaning.	Major	$15,000–50,000
HVAC maintenance · The appliances appear old and may need maintenance or replacement.	Major	$15,000–50,000
Landscaping · The landscaping is overgrown and cluttered, indicating a need for a thorough landscaping and cleaning process.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Resale Kitchen organization — A well-organized kitchen can significantly improve the home's appeal and functionality. ↑
• Resale Bathroom organization — A well-organized bathroom can significantly improve the home's appeal and functionality. ↑
• Resale Exterior cleaning — A clean and well-maintained exterior can significantly improve the home's curb appeal. ↑
• Resale Paint touch-up — Fresh paint can significantly improve the home's curb appeal and overall appearance. ↑
• Resale Window cleaning — Clean windows can significantly improve the home's curb appeal and natural light. ↑
• Rental HVAC maintenance — A well-maintained HVAC system can improve tenant satisfaction and reduce maintenance costs. ↑
• Resale Landscaping — A well-maintained and landscaped exterior can significantly improve the home's curb appeal and overall appearance. ↑

ⓘ 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: 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

+144.3% since first listed

12 events — show timeline

• 2026-01-12 Relisted — GSBR as distributed by MLS GRID
• 2026-01-12 Price Changed $194,900 GSBR as distributed by MLS GRID
• 2025-11-19 Price Changed $199,900 GSBR as distributed by MLS GRID
• 2025-01-01 Listed $209,900 GSBR as distributed by MLS GRID
• 2022-04-28 Sold (MLS) $135,000 PWMLS
• 2022-04-28 Sold (MLS) — PWMLS
• 2022-04-28 Sold (MLS) $135,000 GSBR as distributed by MLS GRID
• 2022-04-22 Pending — GSBR as distributed by MLS GRID
• 2021-11-02 Listed $149,500 GSBR as distributed by MLS GRID
• 2021-10-30 Listed $149,500 PWMLS
• 2021-10-30 Listed $149,500 PWMLS
• 2011-05-27 Sold (MLS) $79,780 GSBR as distributed by MLS GRID