105 College Ave · Factoryville, PA 18419

$197,000

4 bd · 5.0 ba · 1,764 sqft · Other · 49 Days on market

Built 1950 Fair condition 5,227 sqft lot $112/sqft · at area comps Est $204k · at est.

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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 +20.1/30.0
• ARV discount +9.0/15.0
• Appreciation +7.8/10.0
• DSCR +6.4/10.0
• 1% rule +4.2/10.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

FRONTAGE ON TUNKHANNOCK CREEK, ., Semi-Modern Kitchen: Y, Tax Information: Available, Kitchen: SemiMod, Baths: Modern, SqFt Fin - 3rd: 0.00, SqFt Fin - Main: 777.00, SqFt Fin - 2nd: 777.00, Additional Info: , STORE FRONT, CURRENTLY USED AS BARBER SHOP, TWO APARTMENTS, NICE LOT, SIDE CONCRETE PORCH, REAR DECKS,

Key facts

• Beautiful back yard
• Fully leased duplex
• 5,227 sq ft lot

Tags

• FULLY LEASED DUPLEX
• BEAUTIFUL BACK YARD
• 1 MILE TO KEYSTONE COLLEGE

Property features AI

Finance

• Financial info: Two-unit property; all units furnished (units currently furnished)

Exterior

• Parking: On-street parking; Paved access
• Utilities: Public water; Public sewer; Electricity connected (100 amp service)
• Home design: Residential income property (multi-family); Two levels; Side entry; Built in 1950
• Construction: Vinyl siding; Asphalt roof; Block foundation; Below-grade unfinished area and storage in full basement with walk-out access and stone floor
• Exterior features: Covered side porch; Deck; Back yard, cleared; No fencing

Interior

• Kitchen: Electric oven; Microwave; Free-standing refrigerator; Both units include kitchens
• Bedrooms: Two 1-bedroom units (Unit 1: 1 bedroom, Unit 2: 1 bedroom)
• Flooring: Carpet; Vinyl
• Bathrooms: Total of 3 bathrooms: 2 full, 1 half; Unit 1 has 2 bathrooms (full); Unit 2 has 1 bathroom (full)
• Heating & cooling: Electric heating; Ceiling fans for cooling
• Interior features: Eat-in kitchen; Balcony (exterior-connected)
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 4-bed/5.0-bath other listed at $197k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (8.1% below list).
• Recommended offer: $181k (8.1% 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.
• 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 $12k of equity ($1k loan paydown + $11k 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 $55k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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 $140k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $181,054 (8.1% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — 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. 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?
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: 0.92% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.33%
• DSCR: 1.24
• GRM: 9.1

CMA / ARV

• ARV (median comp): $203,953
• List price: $197,000
• Delta: -3.41%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 18.7%
• Equity multiple: 2.22×
• Total profit: $67,134
• Equity at exit: $118,234

10-year hold

• IRR: 18.4%
• Equity multiple: 4.38×
• Total profit: $186,629
• Equity at exit: $209,732

Cash invested: $55,160 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,811 medium
• Mortgage (P&I): −$1,033
• Tax from tax record: −$70 /mo · $841/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $245

Break-even live

Break-even rent $1,500

Max offer price $197,000

Occupancy floor 81%

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: $49,250
• Closing costs: $5,910
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $197,000 Active 49 DOM
2. 2026-06-17
   days on market $197,000 Active 48 DOM
3. 2026-06-16
   days on market $197,000 Active 47 DOM
4. 2026-06-15
   days on market $197,000 Active 46 DOM
5. 2026-06-14
   days on market $197,000 Active 44 DOM
6. 2026-06-13
   days on market $197,000 Active 43 DOM
7. 2026-06-10
   days on market $197,000 Active 41 DOM
8. 2026-06-09
   days on market $197,000 Active 40 DOM
9. 2026-06-08
   days on market $197,000 Active 39 DOM
10. 2026-06-07
    remarks 509-char remark
11. 2026-06-07
    pricedays on market $197,000 Active 38 DOM
12. 2026-06-02
    days on market $199,900 Active 33 DOM
13. 2026-06-01
    days on market $199,900 Active 32 DOM
14. 2026-05-31
    days on market $199,900 Active 31 DOM
15. 2026-05-30
    days on market $199,900 Active 30 DOM
16. 2026-04-28
    listed $199,900 Active 241-char remark
17. 2025-11-20
    historical $900
18. 2025-10-25
    price $900
19. 2025-08-22
    listed $1,000
20. 2025-08-14
    status Active
21. 2025-06-27
    price $210,000
22. 2025-04-10
    price $224,000
23. 2025-02-13
    listed $239,000 Active
24. 2021-11-08
    soldstatus $140,000 Closed

    Show marketing remark (311 chars)

    FRONTAGE ON TUNKHANNOCK CREEK, ., Semi-Modern Kitchen: Y, Tax Information: Available, Kitchen: SemiMod, Baths: Modern, SqFt Fin - 3rd: 0.00, SqFt Fin - Main: 777.00, SqFt Fin - 2nd: 777.00, Additional Info: , STORE FRONT, CURRENTLY USED AS BARBER SHOP, TWO APARTMENTS, NICE LOT, SIDE CONCRETE PORCH, REAR DECKS,

25. 2021-10-07
    listed $149,900 Active

    Show marketing remark (311 chars)

    FRONTAGE ON TUNKHANNOCK CREEK, ., Semi-Modern Kitchen: Y, Tax Information: Available, Kitchen: SemiMod, Baths: Modern, SqFt Fin - 3rd: 0.00, SqFt Fin - Main: 777.00, SqFt Fin - 2nd: 777.00, Additional Info: , STORE FRONT, CURRENTLY USED AS BARBER SHOP, TWO APARTMENTS, NICE LOT, SIDE CONCRETE PORCH, REAR DECKS,

ⓘ 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: $841 · $70/mo
• Projected year-2 tax: $1,977 · $165/mo
• Expected delta: +$1,136/yr (+$95/mo · 135.0%)

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

Taxation est. · year 1

• Rental income: $21,726
• − Mortgage interest: −$11,035
• − Property taxes: −$841
• − Insurance: −$985
• − Repairs & maintenance: −$1,738
• − Management: −$1,738
• − Depreciation: −$5,731
• Taxable loss: −$342
• Est. tax savings @ 24.0%: +$82
• After-tax cash flow: $3,023/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

A two-unit property with fair condition, requiring moderate repairs and maintenance. Upgrading the exterior, kitchen, and bathrooms would significantly increase its value.

Repairs flagged

• Moderate siding — Significant wear and discoloration
• Minor flooring — Worn tile in living area
• Minor paint — Painted walls, some wear

Value-add opportunities

• Both painting and updating the exterior — Enhances curb appeal and resale value
• Both upgrading the kitchen and bathrooms — Improves functionality and appeal
• Both landscaping and curb appeal — Enhances overall appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and discoloration	Moderate	$3,000–15,000
flooring · Worn tile in living area	Minor	$500–3,000
paint · Painted walls, some wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Both painting and updating the exterior — Enhances curb appeal and resale value ↑
• Both upgrading the kitchen and bathrooms — Improves functionality and appeal ↑
• Both landscaping and curb appeal — Enhances overall appearance and value ↑

ⓘ 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: 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

+31.4% since first listed

11 events — show timeline

• 2026-06-05 Price Changed $197,000 GSBR as distributed by MLS GRID
• 2026-04-28 Listed $199,900 GSBR as distributed by MLS GRID
• 2025-11-20 Rental Removed $900 GSBR
• 2025-10-25 Price Changed $900 GSBR
• 2025-08-22 Listed for Rent $1,000 GSBR
• 2025-08-14 Relisted — GSBR as distributed by MLS GRID
• 2025-06-27 Price Changed $210,000 GSBR as distributed by MLS GRID
• 2025-04-10 Price Changed $224,000 GSBR as distributed by MLS GRID
• 2025-02-13 Listed $239,000 GSBR as distributed by MLS GRID
• 2021-11-08 Sold (MLS) $140,000 GSBR as distributed by MLS GRID
• 2021-10-07 Listed $149,900 GSBR as distributed by MLS GRID