328 330 Main Unit L 110 · Vandling, PA 18421

$169,900

15 bd · 9.0 ba · 3,168 sqft · MultiFamily · 39 Days on market

Built 1930 Fair condition 7,405 sqft lot $54/sqft · 11% above area Est $153k · 11% over ↓ 11% since listing

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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
• Appreciation +10.0/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• ARV discount +2.7/15.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Don't let this opportunity get away! 3 unit building with great investment income potential. A true handyman special! Unit 3 has been partially repaired after a water leak. Unit 1(328 Main Street) needs a few repairs to be ready to rent. Unit 2 is in the process of being renovated with most of the electrical work and gutting already completed. Units 1 and 3 have some water damage. The deck on unit 2 offers sweeping panoramic mountain views. The house features original hardwood floors, beautiful wood trim around doorways and stairways throughout. Unit 3 is a cozy 1-bedroom ground floor apartment that has been recently renovated, partially furnished and features ceiling fans and new flooring.

Key facts

• 7,405 sq ft lot
• 4 parking spots
• Built 1930

Tags

• ORIGINAL HARDWOOD FLOORS
• WOOD TRIM AROUND DOORWAYS
• COZY BASEMENT APARTMENT
• PLENTY OF STORAGE SPACE
• AMPLE OFF STREET PARKING

Property features AI

Finance

• Other: Other equipment includes fuel tank(s) and a TV antenna; Lot dimensions approximately 50 x 145
• Financial info: Three-unit income property (3 total units); Units furnished vary by unit
• HOA & community: Curbs, sidewalks and street lights in the neighborhood

Exterior

• Parking: On-site parking including driveway and gravel areas; Alley access; Common off-street parking; 4 parking spaces (all open)
• Utilities: Public water; Public sewer; Electricity connected (100 amp service); Cable available; Phone available
• Home design: Triplex residential income property; Attached structure with 2+ common walls; Three or more levels; Built in 1930; Condition ranges from fixer to updated/remodeled
• Construction: Shingle roof; Combination foundation: stone and concrete perimeter
• Exterior features: Covered front, rear and side porches; some porches enclosed; Back yard; Cleared lot; No pool; Aluminum siding

Interior

• Kitchen: Electric oven; Free‑standing electric oven; Refrigerator; Water heater (electric)
• Bedrooms: Total of 5 bedrooms; Unit breakdown: Two 2-bedroom units and one 1-bedroom unit
• Flooring: Linoleum; Wood; Simulated wood; Varies by area
• Bathrooms: 3 full bathrooms
• Heating & cooling: Baseboard heating (electric); Ceiling fans
• Interior features: Ceiling fans; Primary bedroom on main level; Attic storage; General storage; Eat-in kitchen; Partially furnished
• Laundry & utility: Separate meters

What this means for you Summary

Snapshot

• This is a 1×1bd/1ba + 2×5bd/1.5ba units multifamily listed at $170k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive. Per door: $791/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#1,039 in PA) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: schools F, 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: 53 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 $18k of equity ($1k loan paydown + $17k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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.
9. 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.
10. 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: 2.64% ✓
• Cap rate: 23.05%
• Cash-on-cash: 59.84%
• DSCR: 3.66
• GRM: 3.2

CMA / ARV

• ARV (median comp): $153,406
• List price: $169,900
• Delta: 10.75%
• Verdict: OVERPRICED
• Comps: 13 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 72.1%
• Equity multiple: 6.12×
• Total profit: $243,684
• Equity at exit: $153,059

10-year hold

• IRR: 65.9%
• Equity multiple: 13.59×
• Total profit: $598,933
• Equity at exit: $330,078

Cash invested: $47,572 (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 18421

• Home prices YoY: 20.9%
• Active inventory: 53
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $4,489 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$943
• Net cashflow: $2,372

Break-even live

Break-even rent $1,486

Max offer price $169,900

Occupancy floor 42%

Sensitivity live

Price	-10% $2,490	-5% $2,431	+0% $2,372	+5% $2,313	+10% $2,255
Rent	-10% $2,018	-5% $2,195	+0% $2,372	+5% $2,549	+10% $2,727
Rate	-1.0pp $2,458	-0.5pp $2,415	base $2,372	+0.5pp $2,328	+1.0pp $2,283

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

Units	Beds	Baths	Est. rent
1× unit	1	1	$1,400
▸ 2× units	5	1.5	$3,088
Total (3 units)			$4,489

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $169,900 Active 39 DOM
2. 2026-06-17
   days on market $169,900 Active 38 DOM
3. 2026-06-16
   days on market $169,900 Active 37 DOM
4. 2026-06-15
   days on market $169,900 Active 36 DOM
5. 2026-06-14
   days on market $169,900 Active 34 DOM
6. 2026-06-13
   days on market $169,900 Active 33 DOM
7. 2026-06-10
   days on market $169,900 Active 31 DOM
8. 2026-06-09
   days on market $169,900 Active 30 DOM
9. 2026-06-08
   days on market $169,900 Active 29 DOM
10. 2026-06-07
    pricedays on market $169,900 Active 28 DOM
11. 2026-06-03
    days on market $189,900 Active 24 DOM
12. 2026-06-02
    days on market $189,900 Active 23 DOM
13. 2026-06-01
    days on market $189,900 Active 22 DOM
14. 2026-05-31
    days on market $189,900 Active 21 DOM
15. 2026-05-30
    days on market $189,900 Active 20 DOM
16. 2026-05-10
    listed $189,900 Active 954-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 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $53,868
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$4,309
• − Management: −$4,309
• − Depreciation: −$4,943
• Taxable income: $27,392
• Est. tax owed @ 24.0%: −$6,574
• After-tax cash flow: $21,892/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 · 13 photos

Fair 45/100 Moderate rehab

This multi-family property requires significant repairs and maintenance to bring it up to a fair condition. Painting and re-siding are the highest-ROI updates that would increase both its resale and rental value.

Repairs flagged

• Major Exposed brick walls in kitchen and bath — Structural damage and safety hazard.
• Major Missing cabinetry in kitchen and bath — Functionality and aesthetics are compromised.
• Major Worn-out carpet in living areas — Safety hazard and poor aesthetics.
• Major Missing flooring in some rooms — Safety hazard and poor aesthetics.
• Major Peeling paint and exposed brick in multiple areas — Safety hazard and poor aesthetics.

Value-add opportunities

• Both Painting and re-siding — Improves aesthetics and increases both resale and rental value.
• Both Re-carpeting — Improves aesthetics and increases both resale and rental value.
• Both Re-flooring — Improves aesthetics and increases both resale and rental value.
• Both Re-painting — Improves aesthetics and increases both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed brick walls in kitchen and bath · Structural damage and safety hazard.	Major	$15,000–50,000
Missing cabinetry in kitchen and bath · Functionality and aesthetics are compromised.	Major	$15,000–50,000
Worn-out carpet in living areas · Safety hazard and poor aesthetics.	Major	$15,000–50,000
Missing flooring in some rooms · Safety hazard and poor aesthetics.	Major	$15,000–50,000
Peeling paint and exposed brick in multiple areas · Safety hazard and poor aesthetics.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Painting and re-siding — Improves aesthetics and increases both resale and rental value. ↑
• Both Re-carpeting — Improves aesthetics and increases both resale and rental value. ↑
• Both Re-flooring — Improves aesthetics and increases both resale and rental value. ↑
• Both Re-painting — Improves aesthetics and increases both resale and rental 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: 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 — Vandling

• Score: 66/100
• State rank: #1039
• US rank: #11569

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vandling, PA
• Population (ZIP): 4,475

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 11% Italian 3% Scotch-Irish 2%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 1% Vietnamese 1% Russian/Polish/Slavic 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: ▲ 48.80%
• Current HPI: 282.5624
• 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

-10.5% since first listed

2 events — show timeline

• 2026-06-07 Price Changed $169,900 GSBR as distributed by MLS GRID
• 2026-05-10 Listed $189,900 GSBR as distributed by MLS GRID