191 Poplar St · Archbald, PA 18403

$99,900

3 bd · 1.5 ba · 1,056 sqft · SingleFamily · 112 Days on market

Built 1970 9,147 sqft lot $95/sqft · 38% below area Est $161k · 38% under

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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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a project? This mobile home needs some updating but offers a chance to create something special. Great opportunity in a fantastic neighborhood for buyers looking to downsize, landlords or flippers. One car garage and covered rear patio could be a plus, too!

Key facts

• One car garage
• Covered rear patio
• 9,147 sq ft lot

Tags

• ONE CAR GARAGE
• COVERED REAR PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 2.6% in Archbald — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#596 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Valley View SD (rural): math 34% / reading 57% proficiency, ranked #269 of 539 in PA (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 69 active listings in the ZIP; 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $100k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
6. 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.
7. 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.
8. 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: 1.29% ✓
• Cap rate: 10.20%
• Cash-on-cash: 13.96%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (median comp): $161,366
• List price: $99,900
• Delta: -38.09%
• 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
191 Ash St	0.13mi	2/1.5 (-1)	1,094 (+4%)	4mo	$194,000	$177	80
430 Salem Rd	0.17mi	2/1.5 (-1)	1,000 (-5%)	4mo	$138,000	$138	75
140 Cemetery St	0.33mi	2/1.0 (-1)	1,075 (+2%)	5mo	$90,000	$84	70
203 Laurel St	0.54mi	3/1.0	1,052 (-0%)	3mo	$80,000	$76	70
169 Ash St	0.17mi	3/2.0	1,192 (+13%)	7mo	$202,600	$170	63
112 Pine St	0.46mi	3/2.5	1,000 (-5%)	6mo	$207,500	$208	60
206 Pike St	0.38mi	3/2.0	1,209 (+14%)	1mo	$269,000	$222	55
327 N Main St	0.72mi	3/1.0	1,010 (-4%)	7mo	$75,000	$74	51
107 Delaware St	0.58mi	3/1.0	1,115 (+6%)	13mo	$242,500	$217	51
492 Main St	0.45mi	3/2.5	1,200 (+14%)	2mo	$136,000	$113	50
602 N Main St	0.63mi	3/1.5	1,200 (+14%)	1mo	$175,100	$146	47
145 Monroe St	0.48mi	3/1.0	936 (-11%)	14mo	$125,000	$134	45

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: 4.2%
• Equity multiple: 1.16×
• Total profit: $4,559
• Equity at exit: $14,895

10-year hold

• IRR: 13.7%
• Equity multiple: 2.10×
• Total profit: $30,740
• Equity at exit: $8,638

Cash invested: $27,972 (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 18403

• Active inventory: 69
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,286 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $325

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 70%

Sensitivity live

Price	-10% $394	-5% $360	+0% $325	+5% $291	+10% $256
Rent	-10% $224	-5% $275	+0% $325	+5% $376	+10% $427
Rate	-1.0pp $376	-0.5pp $351	base $325	+0.5pp $300	+1.0pp $273

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $99,900 Active 112 DOM
2. 2026-06-17
   days on market $99,900 Active 111 DOM
3. 2026-06-16
   days on market $99,900 Active 110 DOM
4. 2026-06-15
   days on market $99,900 Active 109 DOM
5. 2026-06-14
   days on market $99,900 Active 107 DOM
6. 2026-06-13
   days on market $99,900 Active 106 DOM
7. 2026-06-10
   days on market $99,900 Active 104 DOM
8. 2026-06-09
   days on market $99,900 Active 103 DOM
9. 2026-06-08
   days on market $99,900 Active 102 DOM
10. 2026-06-07
    days on market $99,900 Active 101 DOM
11. 2026-06-03
    days on market $99,900 Active 97 DOM
12. 2026-06-02
    days on market $99,900 Active 96 DOM
13. 2026-06-01
    days on market $99,900 Active 95 DOM
14. 2026-05-31
    days on market $99,900 Active 94 DOM
15. 2026-05-30
    days on market $99,900 Active 93 DOM
16. 2026-03-22
    price $99,900 269-char remark

    Show marketing remark (269 chars)

    Looking for a project? This mobile home needs some updating but offers a chance to create something special. Great opportunity in a fantastic neighborhood for buyers looking to downsize, landlords or flippers. One car garage and covered rear patio could be a plus, too!

17. 2026-02-26
    listed $124,900 Active 269-char remark

    Show marketing remark (269 chars)

    Looking for a project? This mobile home needs some updating but offers a chance to create something special. Great opportunity in a fantastic neighborhood for buyers looking to downsize, landlords or flippers. One car garage and covered rear patio could be a plus, too!

18. 2011-01-04
    soldstatus $42,500 341-char remark

    Show marketing remark (341 chars)

    Great Neighborhood, A little TLC and you can call this house your HOME!!! All Appliances included in ''As Is'' condition. All measurement are approximate. , Baths: 1 Bath Lev 1,Half Bath - Master, 1 Half Lev 1, Beds: 2+ Bed 1st, SqFt Fin - Main: 1152.00, SqFt Fin - 3rd: 0.00, Tax Information: Available, Dining Area: Y, SqFt Fin - 2nd: 0.00

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥91°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,430
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,234
• − Management: −$1,234
• − Depreciation: −$2,906
• Taxable income: $2,461
• Est. tax owed @ 24.0%: −$591
• After-tax cash flow: $3,315/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: Valley View SD
• NCES district ID: 4224650
• Math proficiency: 34% ▼ -10.00%
• Reading proficiency: 57% ▼ -12.00%
• Median HH income: $45,562
• Composite: 38.54/100
• National rank: #4174
• State rank: #269 of 539 in PA

Livability — Archbald

• Score: 73/100
• State rank: #596
• US rank: #5675

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Archbald, PA
• City population: 6,580
• Population (ZIP): 6,580

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 (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Romanian 13% Scotch-Irish 6% Subsaharan African 1%
• Foreign-born: 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: ▼ -149.56%
• Current HPI: 208.173
• 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

+135.1% since first listed

3 events — show timeline

• 2026-03-22 Price Changed $99,900 GSBR as distributed by MLS GRID
• 2026-02-26 Listed $124,900 GSBR as distributed by MLS GRID
• 2011-01-04 Sold (MLS) $42,500 GSBR as distributed by MLS GRID

Property tax history

+26.0%/yr

Latest (2026): $25,242 · +880.8% YoY. Source: county tax records.