191 Spruce St · Archbald, PA 18403

$56,900

2 bd · 1.0 ba · 942 sqft · SingleFamily · 105 Days on market

Built 1950 7,157 sqft lot $60/sqft · 61% below area

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special! This 2-bedroom, 1-bath home is in need of major TLC and is perfect for investors, flippers, or buyers looking to renovate and add value. Great opportunity to transform this property with the right vision. Being sold as-is. Buyer is responsible for any inspections, certifications, and repairs required by the lender or municipality.

Key facts

• 7,157 sq ft lot
• Built 1950
• Listed 105 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $57k.

Deal economics

• At list price, monthly cash flow is $552 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $57k).
• Recommended offer: $52k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.9% vs local median 2.6% in Archbald — 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 (#596 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Valley View SD (rural): math 34% / reading 57% proficiency, ranked #269 of 539 in PA (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 69 active listings in the ZIP; 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 $393 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $3k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $57k implies a 469% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $51,779 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.10% ✓
• Cap rate: 17.94%
• Cash-on-cash: 41.59%
• DSCR: 2.85
• GRM: 4.0

CMA / ARV

• ARV (median comp): $144,671
• List price: $56,900
• Delta: -60.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
430 Salem Rd	0.08mi	2/1.5	1,000 (+6%)	4mo	$138,000	$138	81
176 Spruce St	0.06mi	2/1.0	886 (-6%)	23mo	$145,000	$164	68
145 Monroe St	0.35mi	3/1.0 (+1)	936 (-1%)	14mo	$125,000	$134	66
175 Chestnut St	0.17mi	3/1.5 (+1)	1,003 (+6%)	15mo	$190,000	$189	62
140 Cemetery St	0.25mi	2/1.0	1,075 (+14%)	5mo	$90,000	$84	61
112 Pine St	0.30mi	3/2.5 (+1)	1,000 (+6%)	6mo	$207,500	$208	59
203 Laurel St	0.43mi	3/1.0 (+1)	1,052 (+12%)	3mo	$80,000	$76	53
327 N Main St	0.55mi	3/1.0 (+1)	1,010 (+7%)	7mo	$75,000	$74	51

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: 38.2%
• Equity multiple: 2.63×
• Total profit: $25,970
• Equity at exit: $8,484

10-year hold

• IRR: 44.7%
• Equity multiple: 5.27×
• Total profit: $67,978
• Equity at exit: $4,920

Cash invested: $15,932 (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 18403

• Active inventory: 69
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,197 medium
• Mortgage (P&I): −$298
• Tax est. 1.5%: −$71 /mo · $854/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $552

Break-even live

Break-even rent $498

Max offer price $56,900

Occupancy floor 49%

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: $14,225
• Closing costs: $1,707
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $56,900 Active 105 DOM
2. 2026-06-17
   days on market $56,900 Active 104 DOM
3. 2026-06-16
   days on market $56,900 Active 103 DOM
4. 2026-06-15
   days on market $56,900 Active 102 DOM
5. 2026-06-14
   days on market $56,900 Active 100 DOM
6. 2026-06-13
   days on market $56,900 Active 99 DOM
7. 2026-06-10
   days on market $56,900 Active 97 DOM
8. 2026-06-09
   days on market $56,900 Active 96 DOM
9. 2026-06-09
   remarks 460-char remark
10. 2026-06-08
    days on market $56,900 Active 95 DOM
11. 2026-06-07
    days on market $56,900 Active 94 DOM
12. 2026-06-03
    days on market $56,900 Active 90 DOM
13. 2026-06-02
    days on market $56,900 Active 89 DOM
14. 2026-06-01
    days on market $56,900 Active 88 DOM
15. 2026-05-31
    days on market $56,900 Active 87 DOM
16. 2026-05-30
    days on market $56,900 Active 86 DOM
17. 2026-05-18
    price $56,900 350-char remark

    Show marketing remark (350 chars)

    Investor special! This 2-bedroom, 1-bath home is in need of major TLC and is perfect for investors, flippers, or buyers looking to renovate and add value. Great opportunity to transform this property with the right vision. Being sold as-is. Buyer is responsible for any inspections, certifications, and repairs required by the lender or municipality.

18. 2026-05-07
    price $57,900 350-char remark

    Show marketing remark (350 chars)

    Investor special! This 2-bedroom, 1-bath home is in need of major TLC and is perfect for investors, flippers, or buyers looking to renovate and add value. Great opportunity to transform this property with the right vision. Being sold as-is. Buyer is responsible for any inspections, certifications, and repairs required by the lender or municipality.

19. 2026-03-23
    price $58,900 350-char remark

    Show marketing remark (350 chars)

    Investor special! This 2-bedroom, 1-bath home is in need of major TLC and is perfect for investors, flippers, or buyers looking to renovate and add value. Great opportunity to transform this property with the right vision. Being sold as-is. Buyer is responsible for any inspections, certifications, and repairs required by the lender or municipality.

20. 2026-03-05
    listed $59,900 Active 350-char remark

    Show marketing remark (350 chars)

    Investor special! This 2-bedroom, 1-bath home is in need of major TLC and is perfect for investors, flippers, or buyers looking to renovate and add value. Great opportunity to transform this property with the right vision. Being sold as-is. Buyer is responsible for any inspections, certifications, and repairs required by the lender or municipality.

21. 2018-11-15
    soldstatus $10,000
22. 2016-02-29
    listed $25,000

ⓘ 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 8 d/yr ≥91°F today · 18 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: $14,361
• − Mortgage interest: −$3,187
• − Property taxes: −$854
• − Insurance: −$284
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − Depreciation: −$1,655
• Taxable income: $6,083
• Est. tax owed @ 24.0%: −$1,460
• After-tax cash flow: $5,167/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: Valley View SD
• NCES district ID: 4224650
• Math proficiency: 34% ▼ -10.00%
• Reading proficiency: 57% ▼ -12.00%
• Median HH income: $45,562
• Composite: 38.54/100
• National rank: #4174
• State rank: #269 of 539 in PA

Livability — Archbald

• Score: 73/100
• State rank: #596
• US rank: #5675

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Archbald, PA
• City population: 6,580
• Population (ZIP): 6,580

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 (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Romanian 13% Scotch-Irish 6% Subsaharan African 1%
• Foreign-born: 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: ▼ -149.56%
• Current HPI: 208.173
• 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

+127.6% since first listed

6 events — show timeline

• 2026-05-18 Price Changed $56,900 BRIGHT MLS
• 2026-05-07 Price Changed $57,900 BRIGHT MLS
• 2026-03-23 Price Changed $58,900 BRIGHT MLS
• 2026-03-05 Listed $59,900 BRIGHT MLS
• 2018-11-15 Sold (Public Records) $10,000 Public Records
• 2016-02-29 Listed $25,000 GSBR as distributed by MLS GRID

Property tax history

+31.2%/yr

Latest (2026): $21,638 · +1441.4% YoY. Source: county tax records.