85 Darrow St · Union Dale, PA 18470

$165,000

3 bd · 1.0 ba · 1,398 sqft · Other · 21 Days on market

Built 1950 10,454 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity awaits on Darrow Street in Uniondale! This traditional 2-story home offers 3 bedrooms, 1 bathroom, and a dedicated office space, hobbies, or additional living space. With approximately 1,398 square feet of living space situated on nearly a 1/4-acre lot, there's plenty of room to make it your own. The property also features a detached 2-car garage and a spacious yard with room to enjoy outdoor living, gardening, or entertaining. Full of character and potential, this home is ready for its next owner to bring their vision and a little TLC to restore it to its full charm. Whether you're looking for a starter home, investment opportunity, or a place to personalize, this property is w

Key facts

• Spacious yard
• Outdoor living
• Entertaining

Tags

• DEDICATED OFFICE SPACE
• DETACHED 2-CAR GARAGE
• SPACIOUS YARD
• OUTDOOR LIVING
• ENTERTAINING

Property features AI

Finance

• Other: Lot is cleared and slopes downward; Lot dimensions approx. 200 x 60 x 183 x 62; Road frontage includes alley access on a paved road

Exterior

• Parking: 2-car garage; On-street parking
• Utilities: Well water; Electricity connected (100 Amp service); Water connected; Sewer connected (reported as unknown)
• Home design: Single-family residential; Built around 1950 (estimated)
• Construction: Vinyl siding; Stone foundation
• Exterior features: No notable exterior features listed; Composition roof

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms (sizes approx. 11.3 x 11.1; 11.5 x 9.7; 11.8 x 11)
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Coal stove; No central cooling
• Interior features: Storage; Attic is floored with walk-up access; Walk-out and walk-up basement access
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $165k.

Deal economics

• At list price, monthly cash flow is $747 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#1,408 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B; Watch: schools D-, amenities F, commute F.
• Forest City Regional SD (suburban): math 34% / reading 51% proficiency, ranked #308 of 539 in PA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 32 active listings in the ZIP; 80 units permitted in Susquehanna County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (4.1% local appreciation)).
• Susquehanna County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $162,525 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.39% ✓
• Cap rate: 11.73%
• Cash-on-cash: 19.41%
• DSCR: 1.86
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.0%
• Equity multiple: 2.67×
• Total profit: $77,240
• Equity at exit: $84,599

10-year hold

• IRR: 27.5%
• Equity multiple: 5.26×
• Total profit: $196,757
• Equity at exit: $139,126

Cash invested: $46,200 (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 18470

• Home prices YoY: 2.4%
• Active inventory: 32
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,298 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$134 /mo · $1,613/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $747

Break-even live

Break-even rent $1,352

Max offer price $165,000

Occupancy floor 62%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $165,000 Active 21 DOM
2. 2026-06-17
   days on market $165,000 Active 20 DOM
3. 2026-06-16
   days on market $165,000 Active 19 DOM
4. 2026-06-15
   days on market $165,000 Active 18 DOM
5. 2026-06-14
   days on market $165,000 Active 16 DOM
6. 2026-06-13
   days on market $165,000 Active 15 DOM
7. 2026-06-10
   days on market $165,000 Active 13 DOM
8. 2026-06-09
   days on market $165,000 Active 12 DOM
9. 2026-06-08
   days on market $165,000 Active 11 DOM
10. 2026-06-07
    days on market $165,000 Active 10 DOM
11. 2026-06-03
    days on market $165,000 Active 6 DOM
12. 2026-06-02
    days on market $165,000 Active 5 DOM
13. 2026-06-01
    days on market $165,000 Active 4 DOM
14. 2026-05-31
    days on market $165,000 Active 3 DOM
15. 2026-05-30
    days on market $165,000 Active 2 DOM
16. 2026-05-28
    listed $165,000 Active

ⓘ 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: $1,613 · $134/mo
• Projected year-2 tax: $2,110 · $176/mo
• Expected delta: +$497/yr (+$41/mo · 30.8%)

ⓘ 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 2/10 Low 7 d/yr ≥88°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $27,579
• − Mortgage interest: −$9,243
• − Property taxes: −$1,613
• − Insurance: −$825
• − Repairs & maintenance: −$2,206
• − Management: −$2,206
• − Depreciation: −$4,800
• Taxable income: $6,686
• Est. tax owed @ 24.0%: −$1,605
• After-tax cash flow: $7,362/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: Forest City Regional SD
• NCES district ID: 4209930
• Math proficiency: 34% ▼ -17.00%
• Reading proficiency: 51% ▼ -11.00%
• Median HH income: $47,744
• Composite: 36.29/100
• National rank: #4701
• State rank: #308 of 539 in PA

Livability — Union Dale

• Score: 61/100
• State rank: #1408
• US rank: #17786

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Union Dale, PA
• Population (ZIP): 2,296

Population outlook (Susquehanna County) Hauer SSP2

• Today (2025): 37,552 people
• By 2030: 35,270 · -6.1%
• By 2040: 30,663 · -18.3%
• By 2050: 26,492 · -29.5%
• By 2075: 19,658 · -47.7%
• By 2100: 15,179 · -59.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Puerto Rican 2% Cuban 2%
• Common ancestry: Romanian 9% Scotch-Irish 5% Slovak 2%
• Foreign-born: 2%
• Languages at home: 97% English-only · Spanish 2% Tagalog/Filipino 1%

Political lean MEDSL · Susquehanna

• 2024 margin: Solid R (+44.7) · D 27.2% · R 71.9%
• 2008→2024 swing: -33.0pp toward R · 2008: -11.7pp · 2024: -44.7pp
• All cycles: 2024: R+44.7 2020: R+41.2 2016: R+42.9 2012: R+21.4 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.10%
• Current HPI: 176.7866
• 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

1 event — show timeline

• 2026-05-28 Listed $165,000 GSBR as distributed by MLS GRID

Property tax history

+3.4%/yr

Latest (2026): $1,613 · +4.9% YoY. Source: county tax records.