30-32 Timpson St · Ashley, PA 18706

$284,999

8 bd · 4.0 ba · 4,100 sqft · MultiFamily · 45 Days on market

Poor condition 4,500 sqft lot $70/sqft · 22% above area Est $233k · 22% over

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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).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• Condition / age +1.0/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

4 Unit apartment Building. One 4-bedroom apt. , Two 2 Bedroom apts, and One 1-bedroom apartment. Property does need some TLC for 2 apartments. One 2bedroom is rented all others are vacant.

Key facts

• 4,500 sq ft lot
• Listed 45 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Residential income property; Multi-family
• Construction: Asbestos siding; Wood siding
• Exterior features: Rubber roof

Interior

• Heating & cooling: Electric heating; Natural gas heating; Baseboard heating
• Interior features: Has heating; Basement with dirt floor

What this means for you Summary

Snapshot

• This is a 1×4bd/1.0ba + 2×2bd/1.0ba + 1×1bd/1.0ba units multifamily listed at $285k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive. Per door: $520/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $285k).
• Recommended offer: $276k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#466 in PA, #4,297 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: crime C-, schools F, commute F.
• Hanover Area SD (suburban): math 19% / reading 25% proficiency, ranked #484 of 539 in PA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 81 active listings in the ZIP; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).
• At $5,128/mo this rent would consume 105% of the median local household income ($59k/yr) (locally 568% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 + 3.0% rent growth), your $80k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $276,449 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.80% ✓
• Cap rate: 15.06%
• Cash-on-cash: 31.30%
• DSCR: 2.39
• GRM: 4.6

CMA / ARV

• ARV (median comp): $233,446
• List price: $284,999
• Delta: 22.08%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
79-85 Charles St	0.51mi	8/4.0	4,261 (+4%)	10mo	$345,000	$81	61

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: 26.2%
• Equity multiple: 2.08×
• Total profit: $86,471
• Equity at exit: $42,494

10-year hold

• IRR: 33.8%
• Equity multiple: 4.09×
• Total profit: $246,324
• Equity at exit: $24,642

Cash invested: $79,800 (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 18706

• Active inventory: 81
• Price-to-rent: 15.6×

Monthly cashflow live

• Estimated rent: $5,128 high
• Mortgage (P&I): −$1,495
• Tax est. 1.5%: −$356 /mo · $4,275/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,077
• Net cashflow: $2,082

Break-even live

Break-even rent $2,493

Max offer price $284,999

Occupancy floor 54%

Sensitivity live

Price	-10% $2,279	-5% $2,180	+0% $2,082	+5% $1,983	+10% $1,885
Rent	-10% $1,676	-5% $1,879	+0% $2,082	+5% $2,284	+10% $2,487
Rate	-1.0pp $2,225	-0.5pp $2,154	base $2,082	+0.5pp $2,008	+1.0pp $1,933

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	4	1	$1,526
▸ 2× units	2	1	$2,488
1× unit	1	1	$1,114
Total (4 units)			$5,128

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $284,999 Active 45 DOM
2. 2026-06-17
   days on market $284,999 Active 44 DOM
3. 2026-06-16
   days on market $284,999 Active 43 DOM
4. 2026-06-15
   days on market $284,999 Active 42 DOM
5. 2026-06-14
   days on market $284,999 Active 40 DOM
6. 2026-06-13
   days on market $284,999 Active 39 DOM
7. 2026-06-10
   pricedays on market $284,999 Active 37 DOM
8. 2026-06-09
   days on market $299,999 Active 36 DOM
9. 2026-06-08
   days on market $299,999 Active 35 DOM
10. 2026-06-07
    days on market $299,999 Active 34 DOM
11. 2026-06-02
    days on market $299,999 Active 29 DOM
12. 2026-06-01
    days on market $299,999 Active 28 DOM
13. 2026-05-31
    days on market $299,999 Active 27 DOM
14. 2026-05-30
    days on market $299,999 Active 26 DOM
15. 2026-05-04
    listed $299,999 Active 188-char remark
16. 2019-11-11
    listed $164,900

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 17 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: $61,536
• − Mortgage interest: −$15,964
• − Property taxes: −$4,275
• − Insurance: −$1,425
• − Repairs & maintenance: −$4,923
• − Management: −$4,923
• − Depreciation: −$8,291
• Taxable income: $21,735
• Est. tax owed @ 24.0%: −$5,216
• After-tax cash flow: $19,762/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

Poor 20/100 Extensive rehab

This multi-family property requires extensive repairs and updates to its exterior, interior, and HVAC systems, significantly impacting its value. Immediate action is needed to address the structural and aesthetic issues.

Repairs flagged

• Major roof — Exposed rafters, damaged shingles
• Major exterior siding — Weathered siding
• Major windows — Broken windows
• Major interior walls — Peeling paint, damaged ceiling
• Major kitchen cabinets — Old cabinets, outdated countertops
• Major bathroom fixtures — Damaged fixtures, missing tiles
• Major flooring — Worn-out carpet

Value-add opportunities

• Both exterior siding and roof repair — Improves curb appeal and structural integrity
• Both interior paint and ceiling repair — Enhances interior aesthetics and value
• Both kitchen and bathroom updates — Modernizes spaces and increases value
• Both HVAC replacement — Improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Exposed rafters, damaged shingles	Major	$15,000–50,000
exterior siding · Weathered siding	Major	$15,000–50,000
windows · Broken windows	Major	$15,000–50,000
interior walls · Peeling paint, damaged ceiling	Major	$15,000–50,000
kitchen cabinets · Old cabinets, outdated countertops	Major	$15,000–50,000
bathroom fixtures · Damaged fixtures, missing tiles	Major	$15,000–50,000
flooring · Worn-out carpet	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both exterior siding and roof repair — Improves curb appeal and structural integrity ↑
• Both interior paint and ceiling repair — Enhances interior aesthetics and value ↑
• Both kitchen and bathroom updates — Modernizes spaces and increases value ↑
• Both HVAC replacement — Improves comfort and energy efficiency ↑

ⓘ 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: Hanover Area SD
• NCES district ID: 4211420
• Math proficiency: 19% ▼ -3.00%
• Reading proficiency: 25% ▼ -21.00%
• Median HH income: $40,015
• Composite: 18.6/100
• National rank: #8903
• State rank: #484 of 539 in PA

Livability — Ashley

• Score: 75/100
• State rank: #466
• US rank: #4297

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ashley, PA
• County: Luzerne County · 118,885 people
• Metro: Scranton--Wilkes-Barre, PA
• Population (ZIP): 16,387
• Household income: $58,558
• Rent vs Own: 33.7% rent · 66.3% own
• Severe rent burden: 568.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 17% Two or more races 11% Black 3%
• Hispanic origin (detail): Puerto Rican 9% Dominican 4%
• Common ancestry: Romanian 18% Scotch-Irish 3% Subsaharan African 1%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Asian/Pacific 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: ▼ -150.02%
• Current HPI: 196.19
• Rent YoY: —
• 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

+72.8% since first listed

3 events — show timeline

• 2026-06-09 Price Changed $284,999 LCAR
• 2026-05-04 Listed $299,999 LCAR
• 2019-11-11 Listed $164,900 LCAR