2013-2015 Rigg St · Dunmore, PA 18512

$179,900

4 bd · 2.0 ba · 2,600 sqft · SingleFamily · 21 Days on market

Built 1906 Fair condition 5,662 sqft lot $69/sqft · 29% below area Est $254k · 29% 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 +26.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +7.2/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home is currently used as a large single for ground level living. Family room on lst level used as master bedroom. 2nd kitchen has been turned into laundry room. The possibilities are limitless. Great Dunmore neighborhood!, SqFt Fin - Main: 1094.00, SqFt Fin - 3rd: 0.00, SqFt Fin - 2nd: 725.00

Key facts

• Large backyard
• Side by side duplex
• 5,662 sq ft lot

Tags

• SIDE BY SIDE DUPLEX
• TWO SEPARATE FRONT ENTRANCES
• TWO SEPARATE REAR ENTRANCES
• LARGE BACKYARD
• TWO OFF STREET PARKING SPACES

Property features AI

Finance

• Financial info: Two-unit multifamily property (2 total units)

Exterior

• Parking: 2 open parking spaces (total 2 parking spaces)
• Utilities: Public records list property details (water/sewer/power not specified)
• Home design: Duplex (residential income property); Built in 1906
• Construction: Basement: concrete, unfinished, partial, interior entry
• Exterior features: Private yard

Interior

• Kitchen: Dishwasher; Refrigerator; Range / Oven (includes free-standing electric range and electric oven); Freezer; Exhaust fan
• Bedrooms: Total of 4 bedrooms (unit breakdown: one 1-bedroom unit and one 3-bedroom unit)
• Flooring: Carpet; Tile; Wood; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Steam heating; Natural gas heating; Ceiling fan(s) for cooling; Heating may vary by unit
• Interior features: Private entrance; Awning(s)
• Laundry & utility: Washer and dryer (washer/dryer listed and separate washer and dryer entries); Water heater (includes electric water heater)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $180k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $484 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 4.4% in Dunmore — 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 (#558 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, health & safety F.
• Dunmore SD (suburban): math 30% / reading 54% proficiency, ranked #324 of 539 in PA (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 30 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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 $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $90k; list at $180k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,201 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1906 — 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. 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. 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: 1.22% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.52%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

• ARV (median comp): $254,312
• List price: $179,900
• Delta: -29.26%
• 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
307 W Drinker St	0.18mi	4/2.5	2,814 (+8%)	7mo	$399,900	$142	70
234 W Drinker St	0.18mi	4/2.0	2,524 (-3%)	20mo	$210,000	$83	70
505 Boyle St	0.55mi	4/2.5	2,550 (-2%)	4mo	$319,900	$125	66
1702 Clay Ave	0.21mi	4/2.0	2,250 (-14%)	4mo	$360,000	$160	64
1515 Marion Street St	0.43mi	5/2.5 (+1)	2,500 (-4%)	4mo	$295,000	$118	63
314 E Drinker St	0.31mi	3/1.5 (-1)	2,297 (-12%)	6mo	$180,000	$78	54
416 N Blakely St	0.43mi	4/2.5	2,280 (-12%)	11mo	$337,000	$148	48
1614 Jefferson Ave	0.49mi	4/2.5	2,900 (+12%)	10mo	$325,000	$112	48
816 Meade	0.68mi	3/1.5 (-1)	2,400 (-8%)	8mo	$220,000	$92	42
201 Franklin St	0.56mi	3/2.0 (-1)	2,270 (-13%)	10mo	$291,000	$128	40
214 Oak St	0.62mi	3/2.5 (-1)	2,973 (+14%)	11mo	$465,000	$156	31
1209 Monroe Ave	0.68mi	4/1.5	2,286 (-12%)	18mo	$243,800	$107	31

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: 0.9%
• Equity multiple: 1.03×
• Total profit: $1,683
• Equity at exit: $26,824

10-year hold

• IRR: 10.5%
• Equity multiple: 1.82×
• Total profit: $41,261
• Equity at exit: $15,554

Cash invested: $50,372 (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 18512

• Active inventory: 30
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,186 medium
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $484

Break-even live

Break-even rent $1,574

Max offer price $179,900

Occupancy floor 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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1707 Monroe Ave Scranton, PA	4.0	2.5	2202	$2,000	$0.91	21d	1	0.38mi
1528 Wyoming Ave Scranton, PA	5.0	1.5	2500	$2,500	$1.00	21d	1	0.74mi

Listing history 6 events

1. 2026-06-02
   status $179,900 Pending 21 DOM
2. 2026-06-01
   days on market $179,900 Active 21 DOM
3. 2026-05-31
   days on market $179,900 Active 20 DOM
4. 2026-05-30
   days on market $179,900 Active 19 DOM
5. 2026-05-11
   listed $179,900 Active 1023-char remark
6. 2005-11-17
   soldstatus $89,900 294-char remark

   Show marketing remark (294 chars)

   Home is currently used as a large single for ground level living. Family room on lst level used as master bedroom. 2nd kitchen has been turned into laundry room. The possibilities are limitless. Great Dunmore neighborhood!, SqFt Fin - Main: 1094.00, SqFt Fin - 3rd: 0.00, SqFt Fin - 2nd: 725.00

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°F today · 16 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: $26,231
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$2,098
• − Management: −$2,098
• − Depreciation: −$5,233
• Taxable income: $3,125
• Est. tax owed @ 24.0%: −$750
• After-tax cash flow: $5,053/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and increase its value. The kitchen and bathrooms are in poor condition and need major repairs. Updating these areas would significantly boost its resale and rental value.

Repairs flagged

• Major kitchen cabinets — severe wear and tear
• Major bathroom fixtures — dated and worn
• Moderate exterior siding — moderate wear

Value-add opportunities

• Both update kitchen cabinets and countertops — modernizing the kitchen would improve both resale and rental value
• Both update bathrooms with new fixtures and paint — modernizing the bathrooms would improve both resale and rental value
• Both landscape and improve curb appeal — improving the landscaping would enhance the home's curb appeal and attract more buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severe wear and tear	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
exterior siding · moderate wear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$33,000–115,000

Value-add ROI direction

• Both update kitchen cabinets and countertops — modernizing the kitchen would improve both resale and rental value ↑
• Both update bathrooms with new fixtures and paint — modernizing the bathrooms would improve both resale and rental value ↑
• Both landscape and improve curb appeal — improving the landscaping would enhance the home's curb appeal and attract more buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Dunmore SD
• NCES district ID: 4207980
• Math proficiency: 30% ▼ -16.00%
• Reading proficiency: 54% ▼ -13.00%
• Median HH income: $48,540
• Composite: 35.92/100
• National rank: #4806
• State rank: #324 of 539 in PA

Livability — Dunmore

• Score: 73/100
• State rank: #558
• US rank: #5204

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dunmore, PA
• City population: 12,714
• Population (ZIP): 12,714

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 5% Two or more races 4% Asian 4% Black 1%
• Common ancestry: Romanian 14% Scotch-Irish 2% Subsaharan African 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 2% Tagalog/Filipino 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: ▼ -174.14%
• Current HPI: 150.6545
• 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

+100.1% since first listed

3 events — show timeline

• 2026-06-01 Pending — GSBR as distributed by MLS GRID
• 2026-05-11 Listed $179,900 GSBR as distributed by MLS GRID
• 2005-11-17 Sold (MLS) $89,900 GSBR as distributed by MLS GRID