1217-1219 S Main St · Old Forge, PA 18518

$272,900

8 bd · 2.0 ba · 2,600 sqft · MultiFamily · 14 Days on market

Built 1946 Good condition 0.25 ac lot $105/sqft · 21% above area Est $225k · 21% over

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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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Appreciation +7.6/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Exceptional investment opportunity in Old Forge. This well-maintained side-by-side duplex offers two generous units with a combined 7 bedrooms and 2 full baths, providing immediate income potential or the flexibility to live in one unit while renting the other. Both units are move-in ready condition. Offering on & off street parking. Large fenced in yard and walk up attic with opportunity to turn right side into 4th bedroom. The property's smart side-by-side configuration ensures true privacy between units, with separate entrances and separate utilities. Situated in a prime Old Forge location, residents can enjoy access to local shops, restaurants, and the borough's famous pizza scene

Key facts

• Off street parking
• Walk up attic
• Side by side duplex

Tags

• SIDE BY SIDE DUPLEX
• MOVE IN READY CONDITION
• OFF STREET PARKING
• LARGE FENCED IN YARD
• WALK UP ATTIC
• TRUE PRIVACY

Property features AI

Finance

• Other: Lot roughly 0.25 acre (dimensions approx. 75 x 135 x 75 x 145)
• Financial info: Property marketed as residential income with two units

Exterior

• Parking: Off-street parking and on-street parking
• Security: No enhanced accessibility features indicated
• Utilities: Public water; Public sewer; 100 Amp electric service
• Home design: Duplex (residential income, multi-family); Built in 1946; Approximately 2,600 above-grade finished living area
• Construction: Aluminum siding; Shingle roof; Basement constructed of block and concrete
• Exterior features: Awning(s); Covered front porch, side porch, and deck; Chain link fencing

Interior

• Kitchen: Both units include kitchens
• Bedrooms: Seven bedrooms total (4 in Unit 1, 3 in Unit 2)
• Flooring: Hardwood; Linoleum
• Bathrooms: Two full bathrooms total (one in each unit)
• Heating & cooling: Baseboard and steam heating; Natural gas heating; Ductless systems; Ceiling fans, window units
• Interior features: Hardwood and linoleum flooring; Basement with walk-out access and concrete/block construction
• Laundry & utility: Unit-level utility features not specified

What this means for you Summary

Snapshot

• This is a 1×3bd/1ba + 1×4bd/1ba units multifamily listed at $273k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $907 ($11k/yr) — positive. Per door: $453/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $273k).
• Cap rate 10.3% vs local median 6.1% in Old Forge — 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 78/100 on livability (#287 in PA, #2,531 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Old Forge SD (suburban): math 22% / reading 49% proficiency, ranked #409 of 539 in PA (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 active listings in the ZIP; 251 units permitted in Lackawanna County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($2k loan paydown + $14k appreciation (5.2% local appreciation)).
• Lackawanna County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $76k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $272,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1946 — 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 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: 1.30% ✓
• Cap rate: 10.28%
• Cash-on-cash: 14.24%
• DSCR: 1.63
• GRM: 6.4

CMA / ARV

• ARV (median comp): $224,936
• List price: $272,900
• Delta: 21.32%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

5.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.5%
• Equity multiple: 2.61×
• Total profit: $122,985
• Equity at exit: $157,079

10-year hold

• IRR: 24.5%
• Equity multiple: 5.20×
• Total profit: $320,962
• Equity at exit: $273,128

Cash invested: $76,412 (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 18518

• Home prices YoY: 2.2%
• Active inventory: 39
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $3,535 high
• Mortgage (P&I): −$1,431
• Tax est. 1.5%: −$341 /mo · $4,094/yr
• Insurance: −$114
• HOA: −$0
• Vacancy / Maint / Mgmt: −$742
• Net cashflow: $907

Break-even live

Break-even rent $2,387

Max offer price $272,900

Occupancy floor 69%

Sensitivity live

Price	-10% $1,095	-5% $1,001	+0% $907	+5% $812	+10% $718
Rent	-10% $627	-5% $767	+0% $907	+5% $1,046	+10% $1,186
Rate	-1.0pp $1,044	-0.5pp $976	base $907	+0.5pp $836	+1.0pp $764

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

Units	Beds	Baths	Est. rent
1× unit	3	1	$1,789
1× unit	4	1	$1,746
Total (2 units)			$3,535

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: $68,225
• Closing costs: $8,187
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-03
   status $272,900 Pending 14 DOM
2. 2026-06-02
   days on market $272,900 Active 14 DOM
3. 2026-06-01
   days on market $272,900 Active 13 DOM
4. 2026-05-31
   days on market $272,900 Active 12 DOM
5. 2026-05-30
   days on market $272,900 Active 11 DOM
6. 2026-05-14
   status Pending 1018-char remark
7. 2026-05-06
   listed $272,900 Active 1018-char remark

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 21% 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: $42,420
• − Mortgage interest: −$15,287
• − Property taxes: −$4,094
• − Insurance: −$1,364
• − Repairs & maintenance: −$3,394
• − Management: −$3,394
• − Depreciation: −$7,939
• Taxable income: $6,949
• Est. tax owed @ 24.0%: −$1,668
• After-tax cash flow: $9,213/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

Good 75/100 Cosmetic rehab

This well-maintained side-by-side duplex offers two move-in ready units with a combined 7 bedrooms and 2 full baths. The property is in good condition with minor updates needed to the kitchen and bathrooms to maximize its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — dated design
• Minor bathroom fixtures — basic design
• Minor kitchen wallpaper — dated design

Value-add opportunities

• Both update kitchen cabinets and fixtures — modernizing kitchen will appeal to buyers and renters
• Both update bathroom fixtures — modernizing bathrooms will appeal to buyers and renters
• Both paint exterior — fresh paint will improve curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated design	Minor	$500–3,000
bathroom fixtures · basic design	Minor	$500–3,000
kitchen wallpaper · dated design	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both update kitchen cabinets and fixtures — modernizing kitchen will appeal to buyers and renters ↑
• Both update bathroom fixtures — modernizing bathrooms will appeal to buyers and renters ↑
• Both paint exterior — fresh paint will improve curb appeal 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: Old Forge SD
• NCES district ID: 4218120
• Math proficiency: 22% ▼ -19.00%
• Reading proficiency: 49% ▼ -17.00%
• Median HH income: $49,409
• Composite: 30.6/100
• National rank: #6196
• State rank: #409 of 539 in PA

Livability — Old Forge

• Score: 78/100
• State rank: #287
• US rank: #2531

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: Old Forge, PA
• City population: 8,533
• Population (ZIP): 8,533

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 (84%)
• Race & ethnicity: White 84% Two or more races 13% Hispanic / Latino 9% Asian 1%
• Hispanic origin (detail): Puerto Rican 9%
• Common ancestry: Romanian 17% Scotch-Irish 4% Subsaharan African 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 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: ▲ 5.15%
• Current HPI: 242.2839
• 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

4 events — show timeline

• 2026-06-03 Pending — GSBR as distributed by MLS GRID
• 2026-05-27 Relisted — GSBR as distributed by MLS GRID
• 2026-05-14 Pending — GSBR as distributed by MLS GRID
• 2026-05-06 Listed $272,900 GSBR as distributed by MLS GRID