426 Hudson St · Forest City, PA 18421

$174,900

4 bd · 2.0 ba · 1,303 sqft · Other · 38 Days on market

Built 1950 7,405 sqft lot $134/sqft · 23% above area Est $142k · 23% over

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Why this score? — see what drove the D+ 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 +17.1/30.0
• Appreciation +10.0/10.0
• DSCR +5.3/10.0
• 1% rule +4.3/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Turnkey duplex investment opportunity with strong cash flow potential! This well-maintained 2-unit property is fully tenant occupied with separate utilities, making management simple and expenses low. Current rents are $800 and $900 per month, generating $1,700 in monthly income ($20,400 annually). Tenants pay all utilities, while trash is included in the taxes for added convenience. With low annual taxes of only $1,927.29 and approximate insurance costs of just $1,000 per year, this property offers an attractive expense ratio and solid return potential for both seasoned and first-time investors. Offered at $174,900, this duplex presents an excellent opportunity to add a cash-flowing asset

Key facts

• Separate utilities
• Turnkey duplex
• Low operating costs

Tags

• TURNKEY DUPLEX
• FULLY TENANT OCCUPIED
• SEPARATE UTILITIES
• LOW OPERATING COSTS
• STEADY RENTAL INCOME

Property features AI

Exterior

• Parking: Additional parking; On-street parking; Driveway
• Utilities: Public water; Public sewer; 200+ amp electric service
• Home design: Residential income property; Duplex; Used as multi-family
• Construction: Above-grade finished area: 1,303
• Exterior features: Asphalt roof; Publicly maintained road access

Interior

• Kitchen: Built-in electric range; Free-standing refrigerator
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Oil heating
• Interior features: Built-in electric range; Free-standing refrigerator; Carpet flooring; Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $175k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/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 $163k (6.9% below list).
• Recommended offer: $163k (6.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#1,019 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• 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; 80 units permitted in Susquehanna County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Susquehanna County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $162,849 (6.9% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.93% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.02%
• DSCR: 1.13
• GRM: 9.0

CMA / ARV

• ARV (median comp): $141,647
• List price: $174,900
• Delta: 23.48%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 26.5%
• Equity multiple: 3.11×
• Total profit: $103,090
• Equity at exit: $157,564

10-year hold

• IRR: 23.2%
• Equity multiple: 7.07×
• Total profit: $297,413
• Equity at exit: $339,792

Cash invested: $48,972 (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 18421

• Home prices YoY: 20.9%
• Active inventory: 53
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,628 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$173 /mo · $2,080/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $123

Break-even live

Break-even rent $1,473

Max offer price $174,900

Occupancy floor 87%

Sensitivity live

Price	-10% $222	-5% $173	+0% $123	+5% $74	+10% $24
Rent	-10% $-6	-5% $59	+0% $123	+5% $187	+10% $252
Rate	-1.0pp $211	-0.5pp $168	base $123	+0.5pp $78	+1.0pp $32

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $174,900 Active 38 DOM
2. 2026-06-17
   days on market $174,900 Active 37 DOM
3. 2026-06-16
   days on market $174,900 Active 36 DOM
4. 2026-06-15
   days on market $174,900 Active 35 DOM
5. 2026-06-14
   days on market $174,900 Active 33 DOM
6. 2026-06-13
   days on market $174,900 Active 32 DOM
7. 2026-06-10
   days on market $174,900 Active 30 DOM
8. 2026-06-09
   days on market $174,900 Active 29 DOM
9. 2026-06-08
   days on market $174,900 Active 28 DOM
10. 2026-06-07
    days on market $174,900 Active 27 DOM
11. 2026-06-03
    days on market $174,900 Active 23 DOM
12. 2026-06-02
    days on market $174,900 Active 22 DOM
13. 2026-06-01
    days on market $174,900 Active 21 DOM
14. 2026-05-31
    days on market $174,900 Active 20 DOM
15. 2026-05-30
    days on market $174,900 Active 19 DOM
16. 2026-05-11
    listed $174,900 Active 1015-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $2,080 · $173/mo
• Projected year-2 tax: $2,422 · $202/mo
• Expected delta: +$341/yr (+$28/mo · 16.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 8 d/yr ≥88°F today · 18 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: $19,542
• − Mortgage interest: −$9,797
• − Property taxes: −$2,080
• − Insurance: −$874
• − Repairs & maintenance: −$1,563
• − Management: −$1,563
• − Depreciation: −$5,088
• Taxable loss: −$1,425
• Est. tax savings @ 24.0%: +$342
• After-tax cash flow: $1,819/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: 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 — Forest City

• Score: 66/100
• State rank: #1019
• US rank: #11278

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

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

Population outlook (Susquehanna County) Hauer SSP2

• Today (2025): 37,552 people
• By 2030: 35,270 · -6.1%
• By 2040: 30,663 · -18.3%
• By 2050: 26,492 · -29.5%
• By 2075: 19,658 · -47.7%
• By 2100: 15,179 · -59.6%

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 · Susquehanna

• 2024 margin: Solid R (+44.7) · D 27.2% · R 71.9%
• 2008→2024 swing: -33.0pp toward R · 2008: -11.7pp · 2024: -44.7pp
• All cycles: 2024: R+44.7 2020: R+41.2 2016: R+42.9 2012: R+21.4 2008: R+11.7

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

1 event — show timeline

• 2026-05-11 Listed $174,900 PWMLS

Property tax history

+4.2%/yr

Latest (2026): $2,080 · +4.0% YoY. Source: county tax records.