26 7th Ave · Carbondale, PA 18407

$74,000

4 bd · 2.0 ba · 1,760 sqft · SingleFamily · 303 Days on market

Built 1920 3,049 sqft lot $42/sqft · 32% below area Est $109k · 32% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large 4-bedroom home featuring 2 full baths and backyard for entertaining. close to shopping and schools. Property being sold as is, Seller has no knowledge of mechanicals.

Key facts

• 3,049 sq ft lot
• Built 1920
• Listed 303 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $65k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.1% vs local median 4.8% in Carbondale — 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 72/100 on livability (#648 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D+, schools D, employment D.
• Carbondale Area SD (suburban): math 15% / reading 33% proficiency, ranked #480 of 539 in PA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 110 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $512 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 ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 303 days — a 12% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $25k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $49k; list at $74k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 303 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 2.01% ✓
• Cap rate: 17.07%
• Cash-on-cash: 38.49%
• DSCR: 2.71
• GRM: 4.1

CMA / ARV

• ARV (median comp): $108,583
• List price: $74,000
• Delta: -31.85%
• 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
86 Pike St	0.26mi	5/2.0 (+1)	1,800 (+2%)	1mo	$235,000	$131	78
55 Washington St	0.27mi	4/1.5	1,828 (+4%)	10mo	$210,000	$115	71
138 Park St	0.40mi	4/1.0	1,765 (+0%)	11mo	$169,600	$96	68
187 Washington St	0.39mi	4/1.5	1,696 (-4%)	10mo	$217,600	$128	66
83 Wyoming St	0.23mi	4/1.5	1,960 (+11%)	4mo	$195,000	$99	65
70 8th Ave	0.18mi	3/1.5 (-1)	1,496 (-15%)	1mo	$178,000	$119	59
30 Belmont St	0.58mi	3/1.5 (-1)	1,730 (-2%)	6mo	$126,950	$73	59
13 8th Ave	0.07mi	3/1.0 (-1)	1,533 (-13%)	10mo	$93,400	$61	57
24 Wyoming St	0.40mi	4/2.0	1,556 (-12%)	8mo	$215,000	$138	55
138 Spring St	0.28mi	3/1.5 (-1)	1,500 (-15%)	0mo	$239,000	$159	55
42 Upper Powderly St	0.44mi	3/1.0 (-1)	1,564 (-11%)	2mo	$65,000	$42	50
53 Grove St	0.56mi	3/2.0 (-1)	1,600 (-9%)	7mo	$65,000	$41	48

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: 1.7%
• Equity multiple: 1.06×
• Total profit: $1,320
• Equity at exit: $11,034

10-year hold

• IRR: 11.6%
• Equity multiple: 1.92×
• Total profit: $19,137
• Equity at exit: $6,398

Cash invested: $20,720 (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 18407

• Home prices YoY: -29.8%
• Active inventory: 110
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,489 medium
• Mortgage (P&I): −$388
• Tax est. 1.5%: −$92 /mo · $1,110/yr
• Insurance: −$31
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $204

Break-even live

Break-even rent $1,230

Max offer price $74,000

Occupancy floor 81%

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29 Park St Carbondale, PA	4.0	1.5	1290	$1,500	$1.16	44d	1	0.34mi
175 Dundaff St Carbondale, PA	3.0	1.0	1300	$1,300	$1.00	14d	1	0.71mi
25 Richmond St Carbondale, PA	3.0	1.0	1500	$1,300	$0.87	14d	1	0.89mi

Listing history 25 events

1. 2026-06-18
   days on market $74,000 Active 303 DOM
2. 2026-06-17
   days on market $74,000 Active 302 DOM
3. 2026-06-16
   days on market $74,000 Active 301 DOM
4. 2026-06-15
   days on market $74,000 Active 300 DOM
5. 2026-06-14
   days on market $74,000 Active 298 DOM
6. 2026-06-13
   days on market $74,000 Active 297 DOM
7. 2026-06-10
   days on market $74,000 Active 295 DOM
8. 2026-06-09
   days on market $74,000 Active 294 DOM
9. 2026-06-08
   days on market $74,000 Active 293 DOM
10. 2026-06-07
    days on market $74,000 Active 292 DOM
11. 2026-06-05
    days on market $74,000 Active 289 DOM
12. 2026-06-02
    days on market $74,000 Active 287 DOM
13. 2026-06-01
    days on market $74,000 Active 286 DOM
14. 2026-05-31
    days on market $74,000 Active 285 DOM
15. 2026-05-30
    days on market $74,000 Active 284 DOM
16. 2026-03-12
    status Active 172-char remark

    Show marketing remark (172 chars)

    Large 4-bedroom home featuring 2 full baths and backyard for entertaining. close to shopping and schools. Property being sold as is, Seller has no knowledge of mechanicals.

17. 2026-02-13
    status Pending 172-char remark

    Show marketing remark (172 chars)

    Large 4-bedroom home featuring 2 full baths and backyard for entertaining. close to shopping and schools. Property being sold as is, Seller has no knowledge of mechanicals.

18. 2026-01-23
    status Active 172-char remark

    Show marketing remark (172 chars)

    Large 4-bedroom home featuring 2 full baths and backyard for entertaining. close to shopping and schools. Property being sold as is, Seller has no knowledge of mechanicals.

19. 2026-01-23
    price $74,000 172-char remark

    Show marketing remark (172 chars)

    Large 4-bedroom home featuring 2 full baths and backyard for entertaining. close to shopping and schools. Property being sold as is, Seller has no knowledge of mechanicals.

20. 2025-09-04
    price $89,000 172-char remark

    Show marketing remark (172 chars)

    Large 4-bedroom home featuring 2 full baths and backyard for entertaining. close to shopping and schools. Property being sold as is, Seller has no knowledge of mechanicals.

21. 2025-07-08
    listed $99,000 Active 172-char remark

    Show marketing remark (172 chars)

    Large 4-bedroom home featuring 2 full baths and backyard for entertaining. close to shopping and schools. Property being sold as is, Seller has no knowledge of mechanicals.

22. 2022-05-23
    soldstatus $49,000
23. 2022-04-29
    soldstatus $49,000 Closed 462-char remark

    Show marketing remark (462 chars)

    Built in 1920, this multi-family/2 unit property offers a total of approximately 1768 finished square feet, total of four bedrooms and two full baths, hardwood, unfinished basement, covered front and rear porches and sits on an approximate 3127 sqft lot. This home is in need of reno with damage to floors and ceilings. , Old Kitchen: Y, Tax Information: Available, Kitchen: Old, Baths: Old, SqFt Fin - 3rd: 0.00, SqFt Fin - Main: 1020.00, SqFt Fin - 2nd: 748.00

24. 2022-01-28
    status Pending 462-char remark

    Show marketing remark (462 chars)

    Built in 1920, this multi-family/2 unit property offers a total of approximately 1768 finished square feet, total of four bedrooms and two full baths, hardwood, unfinished basement, covered front and rear porches and sits on an approximate 3127 sqft lot. This home is in need of reno with damage to floors and ceilings. , Old Kitchen: Y, Tax Information: Available, Kitchen: Old, Baths: Old, SqFt Fin - 3rd: 0.00, SqFt Fin - Main: 1020.00, SqFt Fin - 2nd: 748.00

25. 2022-01-13
    listed $26,500 Active 462-char remark

    Show marketing remark (462 chars)

    Built in 1920, this multi-family/2 unit property offers a total of approximately 1768 finished square feet, total of four bedrooms and two full baths, hardwood, unfinished basement, covered front and rear porches and sits on an approximate 3127 sqft lot. This home is in need of reno with damage to floors and ceilings. , Old Kitchen: Y, Tax Information: Available, Kitchen: Old, Baths: Old, SqFt Fin - 3rd: 0.00, SqFt Fin - Main: 1020.00, SqFt Fin - 2nd: 748.00

ⓘ 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 7/10 Severe FEMA zone AE · 79% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥90°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $17,864
• − Mortgage interest: −$4,145
• − Property taxes: −$1,110
• − Insurance: −$5,895
• − Repairs & maintenance: −$1,429
• − Management: −$1,429
• − Depreciation: −$2,153
• Taxable income: $1,703
• Est. tax owed @ 24.0%: −$409
• After-tax cash flow: $2,042/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: Carbondale Area SD
• NCES district ID: 4204980
• Math proficiency: 15% ▼ -14.00%
• Reading proficiency: 33% ▼ -23.00%
• Median HH income: $35,070
• Composite: 19.73/100
• National rank: #8714
• State rank: #480 of 539 in PA

Livability — Carbondale

• Score: 72/100
• State rank: #648
• US rank: #6298

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carbondale, PA
• County: Lackawanna County · 134,448 people
• City population: 14,445
• Metro: Scranton--Wilkes-Barre, PA
• Population (ZIP): 14,445
• Household income: $59,652
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 430.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 9% Two or more races 6% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Romanian 11% Scotch-Irish 3% Subsaharan African 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 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: ▼ -59.46%
• Current HPI: 140.1227
• 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

+179.2% since first listed

10 events — show timeline

• 2026-03-12 Relisted — GSBR as distributed by MLS GRID
• 2026-02-13 Pending — GSBR as distributed by MLS GRID
• 2026-01-23 Relisted — GSBR as distributed by MLS GRID
• 2026-01-23 Price Changed $74,000 GSBR as distributed by MLS GRID
• 2025-09-04 Price Changed $89,000 GSBR as distributed by MLS GRID
• 2025-07-08 Listed $99,000 GSBR as distributed by MLS GRID
• 2022-05-23 Sold (Public Records) $49,000 Public Records
• 2022-04-29 Sold (MLS) $49,000 GSBR as distributed by MLS GRID
• 2022-01-28 Pending — GSBR as distributed by MLS GRID
• 2022-01-13 Listed $26,500 GSBR as distributed by MLS GRID

Property tax history

+34.3%/yr

Latest (2026): $35,583 · +2057.0% YoY. Source: county tax records.