105 Gardner Ln

Glenburn, PA 18411

$75,500B

3 bd · 2.0 ba · 1,008 sqft · Built 2004 · Land · Pending · 14 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,947/mo
• Mortgage (P&I): −$396
• Tax + insurance: −$126
• HOA: −$0
• Vac / Maint / Mgmt: −$409
• Net cashflow: $1,016/mo
• Annual: $12,196/yr
• Cap rate: 22.45%
• Cash-on-cash: 57.69%
• DSCR: 3.57
• 1% rule: 2.58%
• Cash to close: $21,140

Investor read

• This is a 3-bed/2.0-bath land listed at $76k.
• 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).
• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• 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: 127 active listings in the ZIP; solid renter incomes; 251 units permitted in Lackawanna County in 2024 (0 in 5+ unit buildings).
• 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.

Questions for listing agent

• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.