717 N Main St · Archbald, PA 18403

$139,700

3 bd · 1.0 ba · 1,400 sqft · SingleFamily · 5 Days on market

Built 1925 0.30 ac lot Est $141k · at est.

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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 +17.7/30.0
• ARV discount +8.0/15.0
• DSCR +5.5/10.0
• 1% rule +4.8/10.0
• 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

Opportunity knocks in Archbald! This 3-bedroom home sits on a deep 60x220 lot and features a detached 2-car garage, enclosed front porch, and over 1,400 sq ft of potential. With public water and sewer, off-street parking, and a private backyard, the bones are here -- it just needs the right vision to bring it back to life. Whether you're an investor looking for your next value-add project or a buyer ready to customize a home to your style, this property offers space, structure, and upside in a convenient Main Street location near schools, shopping, and commuter routes. Bring your ideas and unlock the potential!

Key facts

• Main street location
• Private backyard
• Enclosed front porch

Tags

• DETACHED 2-CAR GARAGE
• ENCLOSED FRONT PORCH
• PRIVATE BACKYARD
• MAIN STREET LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $57 ($684/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 $136k (2.3% below list).
• Recommended offer: $136k (2.3% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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.
• Zoned schools: Valley View Intrmd Sch (math 28% / reading 60%, grade F, #858 of 1,518 statewide, top 57%, 540 students, 34% FRL); Valley View Ms (math 8% / reading 52%, grade F, #382 of 512 statewide, top 75%, 563 students, 38% FRL); Valley View Hs (math 72%, 761 students, 25% FRL) — zoned schools at 32% FRL track the district average.
• 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 $966 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $25k; list at $140k implies a 459% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,453 (2.3% below list)

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.98% ✗
• Cap rate: 7.26%
• Cash-on-cash: 3.45%
• DSCR: 1.15
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $141,400
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
872 Hill St	0.38mi	3/1.0	1,436 (+3%)	0mo	$128,000	$89	78
590 N Main St N	0.49mi	3/1.5	1,281 (-8%)	11mo	$130,000	$101	52
602 N Main St	0.46mi	3/1.5	1,200 (-14%)	1mo	$175,100	$146	52
841 Hill St	0.45mi	3/1.0	1,228 (-12%)	9mo	$105,000	$86	51
492 Main St	0.75mi	3/2.5	1,200 (-14%)	2mo	$136,000	$113	34

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: -13.5%
• Equity multiple: 0.52×
• Total profit: $-18,952
• Equity at exit: $20,830

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-11,606
• Equity at exit: $12,079

Cash invested: $39,116 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,365 medium
• Mortgage (P&I): −$733
• Tax est. 1.5%: −$175 /mo · $2,096/yr
• Insurance: −$58
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $57

Break-even live

Break-even rent $1,292

Max offer price $139,700

Occupancy floor 91%

Sensitivity live

Price	-10% $154	-5% $105	+0% $57	+5% $9	+10% $-40
Rent	-10% $-51	-5% $3	+0% $57	+5% $111	+10% $165
Rate	-1.0pp $127	-0.5pp $93	base $57	+0.5pp $21	+1.0pp $-16

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: $34,925
• Closing costs: $4,191
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-03-04
   status Pending 618-char remark

   Show marketing remark (618 chars)

   Opportunity knocks in Archbald! This 3-bedroom home sits on a deep 60x220 lot and features a detached 2-car garage, enclosed front porch, and over 1,400 sq ft of potential. With public water and sewer, off-street parking, and a private backyard, the bones are here -- it just needs the right vision to bring it back to life. Whether you're an investor looking for your next value-add project or a buyer ready to customize a home to your style, this property offers space, structure, and upside in a convenient Main Street location near schools, shopping, and commuter routes. Bring your ideas and unlock the potential!

2. 2026-03-04
   status Pending

   Show marketing remark (618 chars)

   Opportunity knocks in Archbald! This 3-bedroom home sits on a deep 60x220 lot and features a detached 2-car garage, enclosed front porch, and over 1,400 sq ft of potential. With public water and sewer, off-street parking, and a private backyard, the bones are here -- it just needs the right vision to bring it back to life. Whether you're an investor looking for your next value-add project or a buyer ready to customize a home to your style, this property offers space, structure, and upside in a convenient Main Street location near schools, shopping, and commuter routes. Bring your ideas and unlock the potential!

3. 2026-02-27
   listed $139,700 Active 618-char remark

   Show marketing remark (618 chars)

   Opportunity knocks in Archbald! This 3-bedroom home sits on a deep 60x220 lot and features a detached 2-car garage, enclosed front porch, and over 1,400 sq ft of potential. With public water and sewer, off-street parking, and a private backyard, the bones are here -- it just needs the right vision to bring it back to life. Whether you're an investor looking for your next value-add project or a buyer ready to customize a home to your style, this property offers space, structure, and upside in a convenient Main Street location near schools, shopping, and commuter routes. Bring your ideas and unlock the potential!

4. 2026-02-27
   listed $139,700 Active

   Show marketing remark (618 chars)

   Opportunity knocks in Archbald! This 3-bedroom home sits on a deep 60x220 lot and features a detached 2-car garage, enclosed front porch, and over 1,400 sq ft of potential. With public water and sewer, off-street parking, and a private backyard, the bones are here -- it just needs the right vision to bring it back to life. Whether you're an investor looking for your next value-add project or a buyer ready to customize a home to your style, this property offers space, structure, and upside in a convenient Main Street location near schools, shopping, and commuter routes. Bring your ideas and unlock the potential!

5. 1981-06-30
   soldstatus $25,000

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $16,374
• − Mortgage interest: −$7,825
• − Property taxes: −$2,096
• − Insurance: −$1,365
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$4,064
• Taxable loss: −$1,595
• Est. tax savings @ 24.0%: +$383
• After-tax cash flow: $1,067/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

+458.8% since first listed

5 events — show timeline

• 2026-03-04 Pending — PMAR
• 2026-03-04 Pending — GLVRMLS
• 2026-02-27 Listed $139,700 GLVRMLS
• 2026-02-27 Listed $139,700 PMAR
• 1981-06-30 Sold (Public Records) $25,000 Public Records

Property tax history

+36.0%/yr

Latest (2026): $42,805 · +2187.0% YoY. Source: county tax records.