350 Union St · Pringle, PA 18704

$114,900

3 bd · 1.0 ba · 1,280 sqft · SingleFamily public records

Built 1925 5,560 sqft lot Est $183k · 37% under ↓ 3% since listing

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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 +27.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +7.8/10.0
• Livability +3.9/5.0
• Rent growth +3.7/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Awesome Opportunity! Home on Union Street, close to shopping center, cross valley, Kingston etc. . Zoned highway business. Many replacement windows. Nice sized entry. Patio Door to Big L-Shaped deck. Nice Front Porch. Big back yard. Off street parking. Gas heat. * All room sizes are estimates.

Key facts

• 5,560 sq ft lot

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).

Location & tenants

• Location reads 77/100 on livability (#337 in PA, #2,954 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, commute F.
• Wyoming Valley West SD (suburban): math 18% / reading 42% proficiency, ranked #445 of 539 in PA (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.7%/yr); 132 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Luzerne County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $114,900

Questions for the listing agent

1. Built in 1925 — 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. 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?
4. 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.
5. 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.
6. 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: 1.28% ✓
• Cap rate: 9.93%
• Cash-on-cash: 12.98%
• DSCR: 1.58
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $183,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
251 Union St	0.16mi	3/1.0	1,346 (+5%)	0mo	$140,000	$104	83
258 Factory St	0.15mi	3/1.0	1,344 (+5%)	4mo	$147,000	$109	81
385 Vaughn St	0.17mi	3/1.0	1,368 (+7%)	0mo	$120,000	$88	80
100 Poplar St	0.49mi	2/2.0 (-1)	1,300 (+2%)	0mo	$120,000	$92	65
18 Linden St	0.54mi	3/1.0	1,219 (-5%)	2mo	$190,000	$156	65
101 Union St	0.39mi	3/1.5	1,419 (+11%)	1mo	$205,000	$144	61
750 Miller St	0.74mi	3/1.5	1,250 (-2%)	1mo	$176,000	$141	59
127 Division St	0.48mi	3/1.5	1,447 (+13%)	1mo	$165,000	$114	53
474 Chestnut Ave	0.61mi	3/1.0	1,152 (-10%)	5mo	$164,500	$143	51
146 Courtright St	0.54mi	3/1.5	1,150 (-10%)	7mo	$175,000	$152	50
1051 Murray St	0.66mi	3/1.0	1,440 (+12%)	0mo	$237,000	$165	48
210 Grove St	0.74mi	3/2.5	1,440 (+12%)	6mo	$225,000	$156	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 · 4.65% rent growth · sell at horizon

5-year hold

• IRR: 4.8%
• Equity multiple: 1.19×
• Total profit: $6,057
• Equity at exit: $17,132

10-year hold

• IRR: 15.7%
• Equity multiple: 2.38×
• Total profit: $44,480
• Equity at exit: $9,934

Cash invested: $32,172 (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 18704

• Rents YoY: 4.7%
• Active inventory: 132
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,470 high
• Mortgage (P&I): −$603
• Tax from tax record: −$163 /mo · $1,959/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $348

Break-even live

Break-even rent $1,030

Max offer price $114,900

Occupancy floor 71%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Penn St Unit 1 Kingston, PA	3.0	1.0	1200	$1,400	$1.17	13d	1	0.60mi
109 Penn St Kingston, PA	3.0	1.0	1200	$1,400	$1.17	43d	1	0.60mi
59 Price St Unit 2 Kingston, PA	3.0	1.0	1000	$1,100	$1.10	43d	1	0.61mi
27 1/2 Penn St Kingston, PA	3.0	1.0	1200	$1,400	$1.17	43d	1	0.63mi
47 Price St Apt 2 Kingston, PA	2.0	1.0	1200	$1,200	$1.00	43d	1	0.63mi
27 Penn St Kingston, PA	3.0	1.5	1225	$1,550	$1.27	21d	1	0.67mi
256 E Grove St Kingston, PA	2.0	1.0	1000	$1,250	$1.25	13d	1	0.68mi
41 Pulaski St Kingston, PA	3.0	1.5	1292	$1,450	$1.12	21d	1	0.70mi
942 Wyoming Ave Unit A Forty Fort, PA	2.0	1.5	1054	$1,600	$1.52	43d	1	0.71mi
36 Pulaski St Kingston, PA	3.0	2.0	1432	$1,600	$1.12	13d	1	0.71mi
104 Meyers St Kingston, PA	3.0	1.0	1200	$1,495	$1.25	43d	1	0.77mi
98 E Walnut St Kingston, PA	3.0	1.0	1280	$1,500	$1.17	21d	1	0.78mi
365 N Maple Ave Kingston, PA	3.0	1.0	1600	$1,400	$0.88	21d	1	0.79mi
182 Roosevelt St Kingston, PA	2.0	1.0	1152	$1,625	$1.41	13d	1	0.80mi
9 Snowden St Forty Fort, PA	3.0	1.0	1500	$1,250	$0.83	21d	1	0.85mi
151 E Walnut St Kingston, PA	2.0	1.0	900	$1,000	$1.11	13d	1	0.86mi
1154 Murray St Kingston, PA	2.0	1.5	1152	$1,600	$1.39	43d	1	0.87mi
157 E Walnut St Kingston, PA	2.0	1.0	900	$1,000	$1.11	13d	1	0.87mi
9-10 Meyers Ct Kingston, PA	3.0	1.0	1250	$1,500	$1.20	21d	1	1.02mi
570 Main St Edwardsville, PA	2.0	1.0	1100	$1,180	$1.07	43d	1	1.06mi
266 Rutter Ave Unit 2 Kingston, PA	2.0	1.0	875	$1,270	$1.45	43d	1	1.09mi
11 Holiday Dr Kingston, PA	1.0–3.0	1.0–2.5	1083	$2,639	$2.44	13d	14	1.09mi
58 Jackson St Kingston, PA	4.0	2.0	1600	$2,000	$1.25	43d	1	1.11mi
238 Rutter Ave Kingston, PA	2.0	1.0	1200	$1,050	$0.88	43d	1	1.12mi
41 Main St Kingston, PA	3.0	1.0	1350	$1,400	$1.04	21d	1	1.12mi
141 Short St Edwardsville, PA	3.0	1.0	1040	$1,100	$1.06	43d	1	1.26mi
79 Washington St Kingston, PA	4.0	1.5	1800	$1,750	$0.97	13d	1	1.26mi
321 Shoemaker St Kingston, PA	3.0	1.5	1598	$1,750	$1.10	21d	1	1.27mi
20 N Loveland Ave Kingston, PA	3.0	2.0	1400	$1,775	$1.27	13d	1	1.33mi
400 N Gates Ave Unit 1 Kingston, PA	2.0	2.0	1198	$1,300	$1.09	43d	1	1.33mi

Listing history 5 events

1. 2023-08-29
   status Pending
2. 2023-08-20
   historical
3. 2022-10-24
   soldstatus $112,000
4. 2022-09-13
   historical
5. 2022-08-11
   listed $114,900

ⓘ 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: $1,959 · $163/mo
• Projected year-2 tax: $1,959 · $163/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,645
• − Mortgage interest: −$6,436
• − Property taxes: −$1,959
• − Insurance: −$574
• − Repairs & maintenance: −$1,412
• − Management: −$1,412
• − Depreciation: −$3,343
• Taxable income: $2,509
• Est. tax owed @ 24.0%: −$602
• After-tax cash flow: $3,573/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: Wyoming Valley West SD
• NCES district ID: 4225950
• Math proficiency: 18% ▼ -11.00%
• Reading proficiency: 42% ▼ -12.00%
• Median HH income: $42,437
• Composite: 25.38/100
• National rank: #7470
• State rank: #445 of 539 in PA

Livability — Pringle

• Score: 77/100
• State rank: #337
• US rank: #2954

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pringle, PA
• County: Luzerne County · 118,885 people
• City population: 30,997
• Metro: Scranton--Wilkes-Barre, PA
• Population (ZIP): 31,149
• Household income: $64,444
• Rent vs Own: 39.9% rent · 60.1% own
• Severe rent burden: 1454.0

Population outlook (Luzerne County) Hauer SSP2

• Today (2025): 319,505 people
• By 2030: 319,943 · +0.1%
• By 2040: 322,643 · +1.0%
• By 2050: 330,817 · +3.5%
• By 2075: 379,145 · +18.7%
• By 2100: 431,908 · +35.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 8% Black 6% Two or more races 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 18% Scotch-Irish 4% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 4% Russian/Polish/Slavic 1%

Political lean MEDSL · Luzerne

• 2024 margin: R (+19.2) · D 40.0% · R 59.2%
• 2008→2024 swing: -27.6pp toward R · 2008: 8.4pp · 2024: -19.2pp
• All cycles: 2024: R+19.2 2020: R+14.4 2016: R+19.6 2012: D+4.8 2008: D+8.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -154.72%
• Current HPI: 255.5375
• Rent YoY: ▲ 4.65%
• 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

-2.5% since first listed

5 events — show timeline

• 2023-08-29 Pending — LCAR
• 2023-08-20 Delisted — LCAR
• 2022-10-24 Sold (Public Records) $112,000 Public Records
• 2022-09-13 Delisted — LCAR
• 2022-08-11 Listed $114,900 LCAR

Property tax history

+2.0%/yr

Latest (2026): $1,959 · +0.4% YoY. Source: county tax records.