632 Railroad St · Forest City, PA 18421

$159,000

3 bd · 1.5 ba · 1,610 sqft · SingleFamily · 4 Days on market

Built 1961 9,147 sqft lot Est $229k · 30% under

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Why this score? — see what drove the C 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).

• ARV discount +15.0/15.0
• Cash flow +13.7/30.0
• Appreciation +10.0/10.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome home to this well cared for two-story residence offering the perfect blend of comfortable living and small-town charm. Featuring 3 bedrooms, each with its own closet and full bathroom on 2nd floor with a modern half bath on 1st floor. The modern eat-in kitchen comes with appliances and flows into the adjacent dining room, making entertaining a breeze. A comfortable living room provides a welcoming space to relax, while the finished lower-level family room offers additional room for recreation, hobbies or gathering. Economical gas heat helps keep utility costs manageable, and storage is abundant with large lower-level storage areas and a pull-down floored attic. The attached two-car

Key facts

• Enclosed front porch
• 9,147 sq ft lot
• 2 garage spots

Tags

• MODERN EAT-IN KITCHEN
• ENCLOSED FRONT PORCH
• GENEROUSLY SIZED BACKYARD
• PULL-DOWN FLOORED ATTIC

Property features AI

Exterior

• Parking: Attached garage facing front; 2 garage spaces; Asphalt driveway
• Utilities: Public water; Public sewer; Electricity connected (100 Amp service, circuit breakers); Natural gas connected; Phone available
• Home design: Single-family residence; Two levels; Built in 1961
• Construction: Aluminum siding; Shingle roof; Combination and stone foundation
• Exterior features: Enclosed front porch (sunroom); Front porch; Other exterior features

Interior

• Kitchen: Modern eat-in kitchen; Dishwasher; Refrigerator; Microwave; Electric range
• Bedrooms: 3 bedrooms (each with closet) — Bedroom sizes: 13 x 9.6; 13.8 x 11.2; 11.8 x 9
• Flooring: Carpet; Vinyl
• Bathrooms: 2 bathrooms (1 full, 1 half); Modern bathroom
• Heating & cooling: Natural gas heating; No central air
• Interior features: Eat-in kitchen; Storage; Attic with floored area and pull-down stairs; Finished basement with interior and exterior entry (partial)
• Laundry & utility: Washer and dryer included; Laundry located on lower level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $10 ($124/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 $140k (11.9% below list).
• Recommended offer: $140k (11.9% 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; 1 comparable units currently listed for rent nearby; 80 units permitted in Susquehanna County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k 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 $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $140,000 (11.9% below list)

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.88% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.28%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $228,620
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
403 Marion St	0.37mi	3/1.5	1,598 (-1%)	11mo	$170,000	$106	73
1306 Main St	0.32mi	3/2.0	1,676 (+4%)	15mo	$162,000	$97	63
330 Susquehanna St	0.41mi	4/2.0 (+1)	1,625 (+1%)	11mo	$300,000	$185	63
1029 Upper Main St	0.40mi	3/1.0	1,500 (-7%)	12mo	$95,000	$63	57
324 Lackawanna Street St	0.46mi	3/2.0	1,625 (+1%)	23mo	$239,000	$147	55
301 S Main St	0.42mi	3/2.5	1,485 (-8%)	10mo	$259,000	$174	55
132 Dundaff Street St	0.31mi	4/1.5 (+1)	1,407 (-13%)	10mo	$200,000	$142	51
741 Main St	0.14mi	4/2.5 (+1)	1,400 (-13%)	21mo	$156,000	$111	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 24.5%
• Equity multiple: 2.96×
• Total profit: $87,274
• Equity at exit: $143,240

10-year hold

• IRR: 21.7%
• Equity multiple: 6.76×
• Total profit: $256,528
• Equity at exit: $308,902

Cash invested: $44,520 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$196 /mo · $2,347/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $10

Break-even live

Break-even rent $1,387

Max offer price $159,000

Occupancy floor 94%

Sensitivity live

Price	-10% $100	-5% $55	+0% $10	+5% $-35	+10% $-80
Rent	-10% $-100	-5% $-45	+0% $10	+5% $66	+10% $121
Rate	-1.0pp $90	-0.5pp $51	base $10	+0.5pp $-31	+1.0pp $-73

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
139 Dundaff St Unit 1 Forest City, PA	2.0	2.0	1218	$1,400	$1.15	14d	1	0.31mi

Listing history 6 events

1. 2026-06-18
   days on market $159,000 Active 4 DOM
2. 2026-06-17
   status $159,000 Active 3 DOM
3. 2026-06-09
   status $159,000 Pending 3 DOM
4. 2026-06-08
   days on market $159,000 Active 3 DOM
5. 2026-06-07
   remarks 699-char remark
6. 2026-06-07
   listed $159,000 Active 2 DOM

ⓘ 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: $2,347 · $196/mo
• Projected year-2 tax: $2,430 · $202/mo
• Expected delta: +$83/yr (+$7/mo · 3.5%)

ⓘ 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 ≥87°F today · 18 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: $16,800
• − Mortgage interest: −$8,906
• − Property taxes: −$2,347
• − Insurance: −$795
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$4,625
• Taxable loss: −$2,562
• Est. tax savings @ 24.0%: +$615
• After-tax cash flow: $739/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

• 2026-06-05 Listed $159,000 GSBR as distributed by MLS GRID

Property tax history

+2.3%/yr

Latest (2026): $2,347 · +4.0% YoY. Source: county tax records.