49 College Ave · Factoryville, PA 18419

$480,000

6 bd · 5.1 ba · 2,050 sqft · MultiFamily · 257 Days on market

Built 1935 0.51 ac lot $234/sqft · 135% above area

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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 +15.1/30.0
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Schools +4.0/10.0
• 1% rule +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 3 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Welcome to this beautifully maintained 3-unit Victorian property. The perfect blend of historic charm and income producing power!Each unit offers spacious layouts, abundant natural light, and timeless character featuring original woodwork and gleaming hardwood floors. With separate utilities, management is streamlined and operating costs are reduced, maximizing your return. Whether you're expanding your portfolio or looking to live in one unit while renting the others, this property delivers reliable rental income and long-term appreciation potential. 98,141 College Ave. can be sold together *

Key facts

• Separate utilities
• 3 unit victorian
• Updated bathrooms

Tags

• 3 UNIT VICTORIAN
• UPDATED BATHROOMS
• UPDATED KITCHENS
• NATURAL HARDWOOD FLOORS
• PRIME LOCATION
• SEPARATE UTILITIES

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.7-bath units multifamily listed at $480k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive. Per door: $52/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $412k (14.1% below list).
• Recommended offer: $412k (14.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#760 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Lackawanna Trail SD (suburban): math 39% / reading 53% proficiency, ranked #248 of 539 in PA (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lackawanna Trail El Ctr (math 44% / reading 60%, grade C-, #586 of 1,518 statewide, top 42%, 524 students, 38% FRL); Lackawanna Trail Jshs (math 32% / reading 42%, grade F, #289 of 437 statewide, top 67%, 432 students, 38% FRL).
• Market conditions: 30 active listings in the ZIP; 33 units permitted in Wyoming County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $30k of equity ($3k loan paydown + $27k appreciation (5.5% local appreciation)).
• Wyoming County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.5% appreciation + 3.0% rent growth), your $134k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 257 days — a 12% lower offer ($422k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $65k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $480k implies a 967% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $412,400 (14.1% below list)

Questions for the listing agent

1. It's been on market 257 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1935 — 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. 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?
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: 0.86% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.40%
• DSCR: 1.06
• GRM: 9.7

CMA / ARV

• ARV (median comp): $203,953
• List price: $480,000
• Delta: 135.35%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

5.55% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 2.01×
• Total profit: $135,627
• Equity at exit: $288,084

10-year hold

• IRR: 15.7%
• Equity multiple: 3.94×
• Total profit: $394,759
• Equity at exit: $511,022

Cash invested: $134,400 (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 18419

• Home prices YoY: 2.2%
• Active inventory: 30
• Price-to-rent: 29.1×

Monthly cashflow live

• Estimated rent: $4,124 medium
• Mortgage (P&I): −$2,517
• Tax from tax record: −$384 /mo · $4,614/yr
• Insurance: −$200
• HOA: −$0
• Vacancy / Maint / Mgmt: −$866
• Net cashflow: $156

Break-even live

Break-even rent $3,926

Max offer price $480,000

Occupancy floor 91%

Sensitivity live

Price	-10% $428	-5% $292	+0% $156	+5% $20	+10% $-115
Rent	-10% $-169	-5% $-7	+0% $156	+5% $319	+10% $482
Rate	-1.0pp $398	-0.5pp $278	base $156	+0.5pp $32	+1.0pp $-95

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1.7	$4,125
Total (3 units)			$4,124

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: $120,000
• Closing costs: $14,400
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-22
   days on market $480,000 Active 257 DOM
2. 2026-06-18
   days on market $480,000 Active 254 DOM
3. 2026-06-17
   days on market $480,000 Active 253 DOM
4. 2026-06-16
   days on market $480,000 Active 252 DOM
5. 2026-06-15
   days on market $480,000 Active 251 DOM
6. 2026-06-14
   days on market $480,000 Active 249 DOM
7. 2026-06-13
   days on market $480,000 Active 248 DOM
8. 2026-06-10
   days on market $480,000 Active 246 DOM
9. 2026-06-09
   days on market $480,000 Active 245 DOM
10. 2026-06-08
    days on market $480,000 Active 244 DOM
11. 2026-06-07
    days on market $480,000 Active 243 DOM
12. 2026-06-02
    days on market $480,000 Active 238 DOM
13. 2026-06-01
    days on market $480,000 Active 237 DOM
14. 2026-05-31
    days on market $480,000 Active 236 DOM
15. 2026-05-30
    days on market $480,000 Active 235 DOM
16. 2026-04-21
    price $480,000 600-char remark

    Show marketing remark (600 chars)

    Welcome to this beautifully maintained 3-unit Victorian property. The perfect blend of historic charm and income producing power!Each unit offers spacious layouts, abundant natural light, and timeless character featuring original woodwork and gleaming hardwood floors. With separate utilities, management is streamlined and operating costs are reduced, maximizing your return. Whether you're expanding your portfolio or looking to live in one unit while renting the others, this property delivers reliable rental income and long-term appreciation potential. 98,141 College Ave. can be sold together *

17. 2026-04-13
    price $500,000 600-char remark

    Show marketing remark (600 chars)

    Welcome to this beautifully maintained 3-unit Victorian property. The perfect blend of historic charm and income producing power!Each unit offers spacious layouts, abundant natural light, and timeless character featuring original woodwork and gleaming hardwood floors. With separate utilities, management is streamlined and operating costs are reduced, maximizing your return. Whether you're expanding your portfolio or looking to live in one unit while renting the others, this property delivers reliable rental income and long-term appreciation potential. 98,141 College Ave. can be sold together *

18. 2026-02-24
    price $515,000 600-char remark

    Show marketing remark (600 chars)

    Welcome to this beautifully maintained 3-unit Victorian property. The perfect blend of historic charm and income producing power!Each unit offers spacious layouts, abundant natural light, and timeless character featuring original woodwork and gleaming hardwood floors. With separate utilities, management is streamlined and operating costs are reduced, maximizing your return. Whether you're expanding your portfolio or looking to live in one unit while renting the others, this property delivers reliable rental income and long-term appreciation potential. 98,141 College Ave. can be sold together *

19. 2025-12-01
    price $525,000 600-char remark

    Show marketing remark (600 chars)

    Welcome to this beautifully maintained 3-unit Victorian property. The perfect blend of historic charm and income producing power!Each unit offers spacious layouts, abundant natural light, and timeless character featuring original woodwork and gleaming hardwood floors. With separate utilities, management is streamlined and operating costs are reduced, maximizing your return. Whether you're expanding your portfolio or looking to live in one unit while renting the others, this property delivers reliable rental income and long-term appreciation potential. 98,141 College Ave. can be sold together *

20. 2025-11-17
    price $535,000 600-char remark

    Show marketing remark (600 chars)

    Welcome to this beautifully maintained 3-unit Victorian property. The perfect blend of historic charm and income producing power!Each unit offers spacious layouts, abundant natural light, and timeless character featuring original woodwork and gleaming hardwood floors. With separate utilities, management is streamlined and operating costs are reduced, maximizing your return. Whether you're expanding your portfolio or looking to live in one unit while renting the others, this property delivers reliable rental income and long-term appreciation potential. 98,141 College Ave. can be sold together *

21. 2025-10-07
    listed $545,000 Active 600-char remark

    Show marketing remark (600 chars)

    Welcome to this beautifully maintained 3-unit Victorian property. The perfect blend of historic charm and income producing power!Each unit offers spacious layouts, abundant natural light, and timeless character featuring original woodwork and gleaming hardwood floors. With separate utilities, management is streamlined and operating costs are reduced, maximizing your return. Whether you're expanding your portfolio or looking to live in one unit while renting the others, this property delivers reliable rental income and long-term appreciation potential. 98,141 College Ave. can be sold together *

22. 2021-12-17
    historical
23. 2021-10-07
    listed $524,900 Active
24. 2003-10-16
    soldstatus $45,000
25. 2003-10-14
    soldstatus $45,000
26. 1999-09-24
    soldstatus $89,900

ⓘ 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: $4,614 · $384/mo
• Projected year-2 tax: $6,099 · $508/mo
• Expected delta: +$1,485/yr (+$124/mo · 32.2%)

ⓘ 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 3/10 Moderate 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,488
• − Mortgage interest: −$26,887
• − Property taxes: −$4,614
• − Insurance: −$2,400
• − Repairs & maintenance: −$3,959
• − Management: −$3,959
• − Depreciation: −$13,964
• Taxable loss: −$6,295
• Est. tax savings @ 24.0%: +$1,511
• After-tax cash flow: $3,386/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: Lackawanna Trail SD
• NCES district ID: 4212990
• Math proficiency: 39% ▼ -7.00%
• Reading proficiency: 53% ▼ -13.00%
• Median HH income: $53,071
• Composite: 39.71/100
• National rank: #3904
• State rank: #248 of 539 in PA

Livability — Factoryville

• Score: 70/100
• State rank: #760
• US rank: #7596

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Factoryville, PA
• Population (ZIP): 4,868

Population outlook (Wyoming County) Hauer SSP2

• Today (2025): 26,334 people
• By 2030: 25,225 · -4.2%
• By 2040: 22,707 · -13.8%
• By 2050: 20,250 · -23.1%
• By 2075: 15,192 · -42.3%
• By 2100: 10,961 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 4% Black 2%
• Common ancestry: Romanian 13% Slovak 3% Scotch-Irish 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Wyoming

• 2024 margin: Solid R (+36.8) · D 31.1% · R 67.9% · Other 1.0%
• 2008→2024 swing: -29.2pp toward R · 2008: -7.6pp · 2024: -36.8pp
• All cycles: 2024: R+36.8 2020: R+35.2 2016: R+38.7 2012: R+12.3 2008: R+7.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.55%
• Current HPI: 258.6724
• 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

+433.9% since first listed

11 events — show timeline

• 2026-04-21 Price Changed $480,000 GSBR as distributed by MLS GRID
• 2026-04-13 Price Changed $500,000 GSBR as distributed by MLS GRID
• 2026-02-24 Price Changed $515,000 GSBR as distributed by MLS GRID
• 2025-12-01 Price Changed $525,000 GSBR as distributed by MLS GRID
• 2025-11-17 Price Changed $535,000 GSBR as distributed by MLS GRID
• 2025-10-07 Listed $545,000 GSBR as distributed by MLS GRID
• 2021-12-17 Delisted — GSBR as distributed by MLS GRID
• 2021-10-07 Listed $524,900 GSBR as distributed by MLS GRID
• 2003-10-16 Sold (Public Records) $45,000 Public Records
• 2003-10-14 Sold (MLS) $45,000 GSBR as distributed by MLS GRID
• 1999-09-24 Sold (MLS) $89,900 GSBR as distributed by MLS GRID

Property tax history

+2.1%/yr

Latest (2025): $4,614 · +0.0% YoY. Source: county tax records.