506 S Keyser Ave · Taylor, PA 18517

$179,995

3 bd · 2.0 ba · 1,800 sqft · Other · 24 Days on market

Built 1940 3,049 sqft lot

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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 +22.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.8/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 unit property with separate gas and electric. , Semi-Modern Kitchen: Y, Tax Information: Available, Kitchen: SemiMod, Baths: SemiMod, SqFt Fin - 3rd: 0.00, SqFt Fin - Main: 900.00, SqFt Fin - 2nd: 900.00

Key facts

• Separate utilities
• Low taxes
• Immediate income

Tags

• SEPARATE UTILITIES
• LOW TAXES
• OFF-STREET PARKING
• IMMEDIATE INCOME
• INCOME-PRODUCING PROPERTY
• LIGHT COSMETIC UPDATES

Property features AI

Finance

• Financial info: Property listed as residential income with 2 total units

Exterior

• Parking: 3 open parking spaces
• Home design: Multi-family residential property; Built around 1940; Two-story configuration (units on 1st and 2nd floors)
• Construction: Estimated year built 1940
• Exterior features: Lot dimensions approximately 20 x 146; Lot size about 0.07 acres

Interior

• Kitchen: Kitchen in each unit
• Bedrooms: 3 bedrooms total; Unit 1 (1st floor): 1 bedroom; Unit 2 (2nd floor): 2 bedrooms
• Bathrooms: 2 full bathrooms total; Unit 1 (1st floor): 1 bathroom; Unit 2 (2nd floor): 1 bathroom
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $180k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#503 in PA, #4,605 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Riverside SD (suburban): math 30% / reading 53% proficiency, ranked #340 of 539 in PA (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 24 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 82% 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 $1k of loan paydown is wiped out by about $5k 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 24 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.
• Current owner paid $89k; list at $180k implies a 102% 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 $177,295 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.08% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.85%
• DSCR: 1.30
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -5.8%
• Equity multiple: 0.79×
• Total profit: $-10,805
• Equity at exit: $26,838

10-year hold

• IRR: 3.9%
• Equity multiple: 1.28×
• Total profit: $14,317
• Equity at exit: $15,563

Cash invested: $50,399 (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 18517

• Home prices YoY: -16.2%
• Active inventory: 24
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,939 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $288

Break-even live

Break-even rent $1,575

Max offer price $179,995

Occupancy floor 80%

Sensitivity live

Price	-10% $412	-5% $350	+0% $288	+5% $226	+10% $163
Rent	-10% $135	-5% $211	+0% $288	+5% $364	+10% $441
Rate	-1.0pp $378	-0.5pp $334	base $288	+0.5pp $241	+1.0pp $194

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: $44,999
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
420 Circle Dr Taylor, PA	2.0	2.0	1250	$1,900	$1.52	44d	1	0.80mi
435 Circle Dr Taylor, PA	2.0	2.0	1250	$1,900	$1.52	44d	1	0.80mi
427 Circle Dr Taylor, PA	2.0	2.0	1250	$1,900	$1.52	44d	1	0.80mi
424 Circle Dr Taylor, PA	2.0	2.0	1250	$1,900	$1.52	44d	1	0.80mi
426 Circle Dr Taylor, PA	2.0	2.0	1250	$1,900	$1.52	44d	1	0.80mi
432 Circle Dr Taylor, PA	2.0	2.0	1250	$1,900	$1.52	44d	1	0.80mi
417 Circle Dr Taylor, PA	2.0	2.0	1250	$1,900	$1.52	44d	1	0.80mi
419 Circle Dr Taylor, PA	2.0	2.0	1250	$1,900	$1.52	44d	1	0.80mi
421 Circle Dr Taylor, PA	2.0	2.0	1250	$1,900	$1.52	44d	1	0.80mi
407 Circle Dr Taylor, PA	2.0	2.0	1250	$1,900	$1.52	44d	1	0.80mi
408 Circle Dr Taylor, PA	2.0	2.0	1250	$1,900	$1.52	44d	1	0.80mi
414 Circle Dr Taylor, PA	2.0	2.0	1250	$1,900	$1.52	44d	1	0.80mi
423 Circle Dr Taylor, PA	2.0	2.0	1250	$1,900	$1.52	44d	1	0.80mi
402 Circle Dr Taylor, PA	2.0	2.0	1250	$1,900	$1.52	44d	1	0.80mi
415 Circle Dr Taylor, PA	2.0	2.0	1250	$1,900	$1.52	44d	1	0.80mi
433 Circle Dr Taylor, PA	2.0	2.0	1250	$1,900	$1.52	44d	1	0.80mi
411 Circle Dr Taylor, PA	2.0	2.0	1250	$1,900	$1.52	44d	1	0.80mi
412 Circle Dr Taylor, PA	2.0	2.0	1250	$1,900	$1.52	44d	1	0.80mi
406 Roanoke Ln Scranton, PA	4.0	2.5	2068	$3,650	$1.76	14d	1	1.23mi
1220 Dartmouth St Unit L Scranton, PA	3.0	1.5	1512	$1,600	$1.06	22d	1	1.42mi
112 E Grove St Taylor, PA	4.0	1.5	1500	$1,700	$1.13	14d	1	1.43mi
1143 Eynon St #1145 Scranton, PA	3.0	1.5	1300	$1,395	$1.07	22d	1	1.50mi

Listing history 17 events

1. 2026-06-14
   statusdays on market $179,995 Pending 24 DOM
2. 2026-06-13
   days on market $179,995 Active 23 DOM
3. 2026-06-10
   days on market $179,995 Active 21 DOM
4. 2026-06-09
   days on market $179,995 Active 20 DOM
5. 2026-06-08
   days on market $179,995 Active 19 DOM
6. 2026-06-07
   days on market $179,995 Active 18 DOM
7. 2026-06-05
   days on market $179,995 Active 15 DOM
8. 2026-06-03
   days on market $179,995 Active 14 DOM
9. 2026-06-02
   days on market $179,995 Active 13 DOM
10. 2026-06-01
    days on market $179,995 Active 12 DOM
11. 2026-05-31
    days on market $179,995 Active 11 DOM
12. 2026-05-30
    days on market $179,995 Active 10 DOM
13. 2026-05-20
    listed $179,995 Active
14. 2024-02-27
    historical $950
15. 2023-12-26
    listed $950
16. 2021-07-20
    soldstatus $89,000
17. 2021-07-15
    soldstatus $89,000 205-char remark

    Show marketing remark (205 chars)

    2 unit property with separate gas and electric. , Semi-Modern Kitchen: Y, Tax Information: Available, Kitchen: SemiMod, Baths: SemiMod, SqFt Fin - 3rd: 0.00, SqFt Fin - Main: 900.00, SqFt Fin - 2nd: 900.00

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,267
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$1,861
• − Management: −$1,861
• − Depreciation: −$5,236
• Taxable income: $626
• Est. tax owed @ 24.0%: −$150
• After-tax cash flow: $3,304/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: Riverside SD
• NCES district ID: 4223250
• Math proficiency: 30% ▼ -7.00%
• Reading proficiency: 53% ▼ -7.00%
• Median HH income: $44,118
• Composite: 35.09/100
• National rank: #5022
• State rank: #340 of 539 in PA

Livability — Taylor

• Score: 74/100
• State rank: #503
• US rank: #4605

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Taylor, PA
• City population: 5,192
• Population (ZIP): 5,192

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 14% Two or more races 8% Black 3% Asian 2%
• Hispanic origin (detail): Puerto Rican 7% Dominican 5%
• Common ancestry: Romanian 20% Subsaharan African 3% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 6% Other Asian/Pacific 2% Other Indo-European 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: ▼ -36.05%
• Current HPI: 186.5628
• 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

+102.2% since first listed

5 events — show timeline

• 2026-05-20 Listed $179,995 GSBR as distributed by MLS GRID
• 2024-02-27 Rental Removed $950 GSBR
• 2023-12-26 Listed for Rent $950 GSBR
• 2021-07-20 Sold (Public Records) $89,000 Public Records
• 2021-07-15 Sold (MLS) $89,000 GSBR as distributed by MLS GRID

Property tax history

+39.9%/yr

Latest (2026): $31,563 · +3234.6% YoY. Source: county tax records.