280 E Grove St · Clarks Green, PA 18411

$199,000

3 bd · 1.5 ba · 1,700 sqft · SingleFamily · 36 Days on market

Built 1930 9,583 sqft lot $117/sqft · 35% below area Est $305k · 35% under

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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 +17.0/30.0
• ARV discount +15.0/15.0
• Schools +5.4/10.0
• DSCR +5.3/10.0
• 1% rule +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Unique opportunity that is not often found in this location - a property that offers multiple uses for the right buyer! Bring your ideas and your sweat equity and make this property shine! This property has been a single-family home, a multi-family property, and a commercial space. The bones of the home are great! Space for a kitchen, living room, and dining room on the main floor, a bonus area with a separate entrance and half bathroom are all on the primary level. Upstairs you have a great full bathroom, and 3 bedrooms with plenty of storage in each one. The basement has great ceiling height which opens up the option to create additional usable space! Most recently used as a single family

Key facts

• Separate entrance
• Living room
• Dining room

Tags

• SPACE FOR A KITCHEN
• LIVING ROOM
• DINING ROOM
• BONUS AREA
• SEPARATE ENTRANCE
• HALF BATHROOM

Property features AI

Finance

• Other: Lot not in development; Public maintained paved city street frontage; Lot dimensions approximate (listed as 86X15X88X90X92)

Exterior

• Parking: Off-street parking on asphalt
• Utilities: Public water; Public sewer; Electric service 200 amps or less; Electricity available; Water connected
• Home design: Single-family residence; Residential property; Shingle roof
• Construction: Wood siding exterior; Block foundation; Built around 1930 (year built estimated)
• Exterior features: Side porch; Other exterior features

Interior

• Kitchen: Kitchen (12 x 9) — no appliances included
• Bedrooms: 3 bedrooms (one bedroom ~13 x 14, one ~10 x 9, one listed as Bedroom 3)
• Flooring: Wood flooring; Linoleum flooring
• Bathrooms: 2 bathrooms total — 1 full bathroom with tub, 1 half bath
• Heating & cooling: No heating; No cooling
• Interior features: Track lighting; Blank canvas kitchen (room described as blank canvas); Large open living space; Double-door entrance to dining room; Office/bonus space with separate entry; Walk-out basement access
• Laundry & utility: No appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/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 $191k (3.9% below list).
• Recommended offer: $191k (3.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#404 in PA, #3,668 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, health & safety F.
• Abington Heights SD (rural): math 50% / reading 73% proficiency, ranked #56 of 539 in PA (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: 126 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,251 (3.9% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
5. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.92%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (median comp): $304,739
• List price: $199,000
• Delta: -34.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Fairview Ave	0.49mi	3/2.0	1,700 (0%)	4mo	$283,500	$167	72
216 N Abington Rd	0.28mi	3/2.5	1,608 (-5%)	3mo	$250,000	$155	72
802 Poplar St	0.41mi	3/2.0	1,764 (+4%)	2mo	$322,000	$183	71
210 Hall Ave	0.18mi	4/1.0 (+1)	1,624 (-4%)	8mo	$285,000	$175	70
302 Thurston St	0.49mi	3/1.5	1,700 (0%)	12mo	$230,000	$135	67
15 Hall Ave	0.06mi	4/2.5 (+1)	1,860 (+9%)	11mo	$320,000	$172	64
201 Ridge St	0.51mi	4/2.0 (+1)	1,688 (-1%)	11mo	$340,000	$201	59
205 Bissell St	0.55mi	3/1.5	1,850 (+9%)	3mo	$300,000	$162	57
213 Colburn Ave	0.36mi	3/2.0	1,916 (+13%)	10mo	$265,000	$138	52
336 Grand Ave	0.69mi	3/2.0	1,539 (-10%)	1mo	$240,000	$156	49
100 Carteret Dr Unit L 7	0.73mi	3/2.0	1,862 (+10%)	2mo	$255,100	$137	46
909 Walnut St	0.52mi	4/1.5 (+1)	1,881 (+11%)	14mo	$359,200	$191	41

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: -11.7%
• Equity multiple: 0.58×
• Total profit: $-23,579
• Equity at exit: $29,672

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-9,291
• Equity at exit: $17,206

Cash invested: $55,720 (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 18411

• Active inventory: 126
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,913 medium
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $136

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 88%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
519 School St Clarks Summit, PA	3.0	1.5	1500	$1,900	$1.27	13d	1	0.27mi
213 Colburn Ave Clarks Summit, PA	3.0	2.0	1500	$1,950	$1.30	43d	1	0.35mi
517 Highland Ave Clarks Summit, PA	2.0	1.0	1123	$1,350	$1.20	21d	1	0.36mi
312 Nichols St Clarks Summit, PA	2.0	1.5	1408	$1,450	$1.03	43d	1	0.67mi

Listing history 12 events

1. 2026-06-10
   status $199,000 Pending 36 DOM
2. 2026-06-09
   days on market $199,000 Active 36 DOM
3. 2026-06-08
   days on market $199,000 Active 35 DOM
4. 2026-06-07
   days on market $199,000 Active 34 DOM
5. 2026-06-03
   days on market $199,000 Active 30 DOM
6. 2026-06-02
   days on market $199,000 Active 29 DOM
7. 2026-06-01
   days on market $199,000 Active 28 DOM
8. 2026-05-31
   days on market $199,000 Active 27 DOM
9. 2026-05-30
   days on market $199,000 Active 26 DOM
10. 2026-05-04
    listed $199,000 Active 917-char remark
11. 2008-03-31
    soldstatus $185,000
12. 2006-09-29
    soldstatus $150,000

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 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: $22,950
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$1,836
• − Management: −$1,836
• − Depreciation: −$5,789
• Taxable loss: −$1,638
• Est. tax savings @ 24.0%: +$393
• After-tax cash flow: $2,021/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: Abington Heights SD
• NCES district ID: 4202010
• Math proficiency: 50% ▼ -11.00%
• Reading proficiency: 73% ▼ -6.00%
• Median HH income: $72,490
• Composite: 54.38/100
• National rank: #1358
• State rank: #56 of 539 in PA

Livability — Clarks Green

• Score: 76/100
• State rank: #404
• US rank: #3668

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarks Green, PA
• County: Lackawanna County · 134,448 people
• Metro: Scranton--Wilkes-Barre, PA
• Population (ZIP): 22,820
• Household income: $98,824
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 409.0

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 (88%)
• Race & ethnicity: White 88% Asian 4% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 11% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 92% English-only · Other Indo-European 3% Other Asian/Pacific 1% Spanish 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: ▼ -117.03%
• Current HPI: 189.2345
• Rent YoY: —
• Metro: Scranton--Wilkes-Barre, PA
• 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

+32.7% since first listed

4 events — show timeline

• 2026-06-09 Pending — GSBR as distributed by MLS GRID
• 2026-05-04 Listed $199,000 GSBR as distributed by MLS GRID
• 2008-03-31 Sold (Public Records) $185,000 Public Records
• 2006-09-29 Sold (Public Records) $150,000 Public Records

Property tax history

+32.5%/yr

Latest (2026): $48,367 · +1776.6% YoY. Source: county tax records.