556 Cherry St · Edwardsville, PA 18704

$125,000

3 bd · 1.0 ba · 1,428 sqft · SingleFamily public records · 14 Days on market

Built 1953 3,920 sqft lot Est $177k · 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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.8/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this 3-bedroom property situated on a corner lot. Featuring convenient first floor laundry, and functional layout, this home offers comfort and practicality for everyday living. Complete with an inviting 3 season porch, and large backyard this home is ready for its next owner to make it their own. Call today to schedule a showing!

Key facts

• First floor laundry
• Large backyard
• 3 season porch

Tags

• CORNER LOT
• FIRST FLOOR LAUNDRY
• 3 SEASON PORCH
• LARGE BACKYARD

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories
• Construction: Aluminum siding
• Exterior features: Front porch; Cleared corner lot

Interior

• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Baseboard heating; Ceiling fan(s)
• Interior features: Gas water heater; Dining room fireplace; Partially finished basement; 9 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).

Location & tenants

• Location reads 75/100 on livability (#458 in PA, #4,179 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, commute F, employment 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; 36 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1953 — 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 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?
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: 1.18% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.13%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $177,072
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
574 Cherry St	0.03mi	3/1.5	1,439 (+1%)	7mo	$120,000	$83	90
19 Green St	0.32mi	3/1.0	1,450 (+2%)	3mo	$130,000	$90	80
105 Hillside Ave	0.18mi	3/1.5	1,550 (+8%)	1mo	$180,000	$116	75
545 Swallow St	0.19mi	3/1.0	1,280 (-10%)	4mo	$131,000	$102	70
41 Church St	0.33mi	3/1.5	1,520 (+6%)	4mo	$189,000	$124	69
263 Lawrence St	0.62mi	4/1.5 (+1)	1,415 (-1%)	7mo	$190,000	$134	57
210 Grove St	0.72mi	3/2.5	1,440 (+1%)	6mo	$225,000	$156	54
62 Pace St	0.37mi	2/1.0 (-1)	1,262 (-12%)	8mo	$175,000	$139	52
292 Lawrence St	0.63mi	3/1.0	1,249 (-12%)	1mo	$85,000	$68	49
52 Williams St	0.66mi	4/1.0 (+1)	1,560 (+9%)	1mo	$200,000	$128	48
278 Howard St	0.60mi	3/1.0	1,217 (-15%)	1mo	$170,000	$140	47
15 Franklin St	0.65mi	3/1.0	1,273 (-11%)	6mo	$104,000	$82	46

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,067
• Equity at exit: $18,638

10-year hold

• IRR: 12.0%
• Equity multiple: 2.02×
• Total profit: $35,799
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,473 high
• Mortgage (P&I): −$656
• Tax from tax record: −$160 /mo · $1,924/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $295

Break-even live

Break-even rent $1,099

Max offer price $125,000

Occupancy floor 75%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
141 Short St Edwardsville, PA	3.0	1.0	1040	$1,100	$1.06	44d	1	0.16mi
570 Main St Edwardsville, PA	2.0	1.0	1100	$1,180	$1.07	44d	1	0.33mi
58 Jackson St Kingston, PA	4.0	2.0	1600	$2,000	$1.25	44d	1	0.46mi
9-10 Meyers Ct Kingston, PA	3.0	1.0	1250	$1,500	$1.20	21d	1	0.47mi
182 Roosevelt St Kingston, PA	2.0	1.0	1152	$1,625	$1.41	13d	1	0.61mi
104 Meyers St Kingston, PA	3.0	1.0	1200	$1,495	$1.25	44d	1	0.63mi
36 Pulaski St Kingston, PA	3.0	2.0	1432	$1,600	$1.12	13d	1	0.69mi
79 Washington St Kingston, PA	4.0	1.5	1800	$1,750	$0.97	13d	1	0.70mi
41 Main St Kingston, PA	3.0	1.0	1350	$1,400	$1.04	21d	1	0.70mi
41 Pulaski St Kingston, PA	3.0	1.5	1292	$1,450	$1.12	21d	1	0.71mi
27 Penn St Kingston, PA	3.0	1.5	1225	$1,550	$1.27	21d	1	0.75mi
256 E Grove St Kingston, PA	2.0	1.0	1000	$1,250	$1.25	13d	1	0.75mi
27 1/2 Penn St Kingston, PA	3.0	1.0	1200	$1,400	$1.17	44d	1	0.79mi
109 Penn St Kingston, PA	3.0	1.0	1200	$1,400	$1.17	44d	1	0.80mi
109 Penn St Unit 1 Kingston, PA	3.0	1.0	1200	$1,400	$1.17	13d	1	0.80mi
238 Rutter Ave Kingston, PA	2.0	1.0	1200	$1,050	$0.88	44d	1	0.86mi
266 Rutter Ave Unit 2 Kingston, PA	2.0	1.0	875	$1,270	$1.45	44d	1	0.90mi
200 Gateway Dr Kingston, PA	1.0–3.0	1.0–2.0	1130	$3,219	$2.85	13d	1	0.95mi
365 N Maple Ave Kingston, PA	3.0	1.0	1600	$1,400	$0.88	21d	1	0.96mi
20 N Loveland Ave Kingston, PA	3.0	2.0	1400	$1,775	$1.27	13d	1	1.01mi
100 Nesbitt St Unit 2 Larksville, PA	2.0	1.0	1200	$1,295	$1.08	44d	1	1.09mi
59 Price St Unit 2 Kingston, PA	3.0	1.0	1000	$1,100	$1.10	44d	1	1.11mi
47 Price St Apt 2 Kingston, PA	2.0	1.0	1200	$1,200	$1.00	44d	1	1.11mi
202 S Nesbitt St Unit 206 B Larksville, PA	3.0	1.0	1100	$1,500	$1.36	44d	1	1.12mi
27 S Gates Ave Kingston, PA	3.0	2.0	1200	$1,750	$1.46	21d	1	1.13mi
206 Nesbitt St Larksville, PA	3.0	1.0	980	$1,325	$1.35	44d	1	1.14mi
229 Nesbitt St Larksville, PA	3.0	1.0	1000	$1,250	$1.25	44d	1	1.17mi
86 Maffett St Wilkes-Barre, PA	2.0	1.0	1032	$1,300	$1.26	44d	1	1.24mi
75 Melrose Ave Apt 2 Wilkes-Barre, PA	2.0	1.0	1150	$1,250	$1.09	44d	1	1.34mi
159 New Mallery Pl Unit 2 Wilkes-Barre, PA	2.0	1.0	1020	$950	$0.93	44d	1	1.35mi
104 Old River Rd Wilkes Barre, PA	3.0	1.5	1600	$1,800	$1.12	44d	1	1.36mi
73 2nd Ave Kingston, PA	2.0	1.0	1200	$950	$0.79	21d	1	1.39mi
400 N Gates Ave Unit 1 Kingston, PA	2.0	2.0	1198	$1,300	$1.09	44d	1	1.47mi
115 1st Ave Unit 115 Kingston, PA	3.0	1.0	1200	$1,495	$1.25	13d	1	1.48mi
40 N Dawes Ave Kingston, PA	3.0	1.5	1450	$1,800	$1.24	21d	1	1.49mi
26 Stanley St Wilkes Barre, PA	2.0	1.0	950	$1,650	$1.74	44d	1	1.49mi

Listing history 13 events

1. 2026-06-18
   days on market $125,000 Active 14 DOM
2. 2026-06-17
   days on market $125,000 Active 13 DOM
3. 2026-06-16
   price $125,000 Active 12 DOM
4. 2026-06-16
   days on market $139,000 Active 12 DOM
5. 2026-06-15
   days on market $139,000 Active 11 DOM
6. 2026-06-14
   days on market $139,000 Active 9 DOM
7. 2026-06-13
   days on market $139,000 Active 8 DOM
8. 2026-06-10
   days on market $139,000 Active 6 DOM
9. 2026-06-09
   days on market $139,000 Active 5 DOM
10. 2026-06-08
    days on market $139,000 Active 4 DOM
11. 2026-06-07
    days on market $139,000 Active 3 DOM
12. 2026-06-05
    remarks 348-char remark
13. 2026-06-05
    listed $139,000 Active 1 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: $1,924 · $160/mo
• Projected year-2 tax: $1,949 · $162/mo
• Expected delta: +$26/yr (+$2/mo · 1.3%)

ⓘ 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 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: $17,670
• − Mortgage interest: −$7,002
• − Property taxes: −$1,924
• − Insurance: −$625
• − Repairs & maintenance: −$1,414
• − Management: −$1,414
• − Depreciation: −$3,636
• Taxable income: $1,656
• Est. tax owed @ 24.0%: −$397
• After-tax cash flow: $3,147/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 — Edwardsville

• Score: 75/100
• State rank: #458
• US rank: #4179

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edwardsville, PA
• County: Luzerne County · 118,885 people
• 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

1 event — show timeline

• 2026-06-04 Listed $139,000 LCAR

Property tax history

+2.3%/yr

Latest (2026): $1,924 · +5.4% YoY. Source: county tax records.