105 Gardner Ln · Glenburn, PA 18411

$75,500

3 bd · 2.0 ba · 1,008 sqft · Land · 14 Days on market

Built 2004 435 sqft lot ↓ 8% 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
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move right into this beautifully & completely updated 3-bedroom, 2 full-bath home featuring modern finishes and low-maintenance, worry-free ownership. Enjoy a new furnace with central air, newer appliances, updated flooring, new windows, new roof, and stylish granite-topped vanities. Nestled in a quiet setting, this home offers comfortable living with the modern touches today's buyers are looking for. A brand-new storage shed adds even more convenience and value. Lot rent is $475 monthly includes water, sewer and main road snow removal. Prospective buyers must pass a background check and approval from park management. All information is approximate not warranted or guaranteed.

Key facts

• New furnace
• Newer appliances
• Updated flooring

Tags

• NEW FURNACE
• CENTRAL AIR
• NEWER APPLIANCES
• UPDATED FLOORING
• NEW WINDOWS
• NEW ROOF

Property features AI

Finance

• HOA & community: No community features listed

Exterior

• Parking: Driveway (gravel); 2 open parking spaces
• Security: Other security features
• Utilities: Private water; Private sewer; Electricity connected (200+ amp service); Sewer connected; Water connected
• Home design: Manufactured house (mobile home); Single wide; One level; Updated/remodeled; Built in 2004; Pillar/post/pier foundation
• Construction: Vinyl siding; Shingle roof
• Exterior features: Deck; Shed(s); Cleared lot; Gravel road frontage

Interior

• Kitchen: Dishwasher; Refrigerator; Gas range
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (propane); Central air; Ceiling fans
• Interior features: Breakfast bar; Eat-in kitchen; Ceiling fans; No fireplace; Security features (other)
• Laundry & utility: Laundry closet; Washer/Dryer included; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $76k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $76k).

Location & tenants

• Location reads 66/100 on livability (#1,059 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living B+; 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.
• Zoned schools: Waverly Sch (math 67% / reading 82%, grade A, #89 of 1,518 statewide, top 7%, 310 students, 3% FRL); Abington Heights Ms (math 36% / reading 70%, grade C+, #90 of 512 statewide, top 19%, 1,097 students, 2% FRL); Abington Heights Hs (math 79% / reading 87%, grade A, #14 of 437 statewide, top 3%, 1,127 students, 1% FRL).
• Market conditions: 126 active listings in the ZIP; 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 $522 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

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

Recommended offer $75,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.58% ✓
• Cap rate: 22.45%
• Cash-on-cash: 57.69%
• DSCR: 3.57
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 56.2%
• Equity multiple: 3.48×
• Total profit: $52,524
• Equity at exit: $11,257

10-year hold

• IRR: 61.2%
• Equity multiple: 7.11×
• Total profit: $129,204
• Equity at exit: $6,528

Cash invested: $21,140 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,947 medium
• Mortgage (P&I): −$396
• Tax est. 1.5%: −$94 /mo · $1,132/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $1,016

Break-even live

Break-even rent $660

Max offer price $75,500

Occupancy floor 43%

Sensitivity live

Price	-10% $1,068	-5% $1,042	+0% $1,016	+5% $990	+10% $964
Rent	-10% $862	-5% $939	+0% $1,016	+5% $1,093	+10% $1,170
Rate	-1.0pp $1,054	-0.5pp $1,035	base $1,016	+0.5pp $997	+1.0pp $977

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: $18,875
• Closing costs: $2,265
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-01
   status Pending
2. 2026-04-27
   price $75,500
3. 2026-04-15
   listed $82,500 Active

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $23,363
• − Mortgage interest: −$4,229
• − Property taxes: −$1,132
• − Insurance: −$378
• − Repairs & maintenance: −$1,869
• − Management: −$1,869
• − Depreciation: −$2,196
• Taxable income: $11,689
• Est. tax owed @ 24.0%: −$2,805
• After-tax cash flow: $9,390/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 — Glenburn

• Score: 66/100
• State rank: #1059
• US rank: #11988

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

-8.5% since first listed

3 events — show timeline

• 2026-05-01 Pending — GSBR as distributed by MLS GRID
• 2026-04-27 Price Changed $75,500 GSBR as distributed by MLS GRID
• 2026-04-15 Listed $82,500 GSBR as distributed by MLS GRID

Property tax history

+1367.8%/yr

Latest (2026): $9,494 · +1367.8% YoY. Source: county tax records.