108 Fawn Ter · Hickory Hills, PA 18661

$149,900

3 bd · 2.0 ba · 1,000 sqft · SingleFamily public records · 32 Days on market

Built 1988 0.26 ac lot Est $174k · 14% under $80/mo HOA · 6% of rent

---

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 +14.1/30.0
• ARV discount +13.7/15.0
• Appreciation +10.0/10.0
• 1% rule +4.3/10.0
• DSCR +4.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Affordable Pocono Escape. Move-in READY! Fully furnished, 3 bedroom/2 bath conveniently located in Hickory Hills. Expansive rear deck for outside entertainment. Close to Ski Areas and Pocono Attractions. Hickory Hills amenities include swimming pool, lake, playground, and community center.

Key facts

• Front deck
• Macadam driveway
• Lake beach

Tags

• FENCED IN YARD
• CENTRAL AIR CONDITIONING
• MACADAM DRIVEWAY
• FRONT DECK
• LARGE REAR DECK
• LAKE BEACH

Property features AI

Finance

• HOA & community: Annual association fee of $960

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-story home; Residential zoning; Above-grade finished area approximately 1,000
• Construction: Vinyl and wood siding; Asphalt/fiberglass roof; Year built: Unknown
• Exterior features: Deck; Shed(s); Partially wooded yard; Flat lot

Interior

• Kitchen: Eat-in kitchen; Gas cooktop; Refrigerator
• Bedrooms: Main bedroom on first level; Bedroom #2 on first level; Bedroom #3 on first level
• Bathrooms: Two full bathrooms; One ensuite full bathroom (first level)
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Eat-in kitchen; Propane fireplace in living room
• Laundry & utility: First-floor laundry / mud room; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $22 ($266/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 $140k (6.6% below list).
• Recommended offer: $140k (6.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#1,624 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: amenities F, commute F, employment F.
• Hazleton Area SD (suburban): math 18% / reading 30% proficiency, ranked #476 of 539 in PA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Freeland El/Ms (math 8% / reading 27%, grade F, #1,295 of 1,518 statewide, top 86%, 951 students, 100% FRL); Hazleton Area Hs (math 53% / reading 8%, grade F, #347 of 437 statewide, top 79%, 3,795 students, 83% FRL) — zoned schools average 91% FRL vs 60% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 70 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Luzerne County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago 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 $75k; list at $150k implies a 100% gain — meaningful room to come down on a strong offer.

Recommended offer $140,000 (6.6% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.93% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.63%
• DSCR: 1.03
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $174,000
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Cougar Dr	0.07mi	3/2.0	1,000 (0%)	13mo	$148,000	$148	86
38 Vacation Dr	0.27mi	3/1.0	960 (-4%)	15mo	$147,000	$153	64
160 Hillary Dr	0.23mi	3/2.0	1,040 (+4%)	23mo	$200,000	$192	63
60 Vacation Dr	0.30mi	2/1.0 (-1)	900 (-10%)	1mo	$172,500	$192	60
68 Holiday Dr	0.56mi	3/1.5	905 (-10%)	1mo	$235,000	$260	55
1219 Woodhaven Dr	0.58mi	3/2.0	1,056 (+6%)	12mo	$120,000	$114	54
78 Sunshine Dr	0.46mi	2/2.0 (-1)	1,080 (+8%)	12mo	$187,500	$174	50
68 Holiday Dr	0.56mi	3/1.5	896 (-10%)	11mo	$210,000	$234	45
43 Holiday Dr	0.71mi	3/1.5	1,080 (+8%)	22mo	$169,000	$156	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.7%
• Equity multiple: 2.98×
• Total profit: $83,104
• Equity at exit: $135,042

10-year hold

• IRR: 21.9%
• Equity multiple: 6.81×
• Total profit: $243,716
• Equity at exit: $291,223

Cash invested: $41,972 (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 18661

• Home prices YoY: 15.0%
• Active inventory: 70
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$155 /mo · $1,863/yr
• Insurance: −$62
• HOA: −$80
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $22

Break-even live

Break-even rent $1,372

Max offer price $149,900

Occupancy floor 93%

Sensitivity live

Price	-10% $107	-5% $65	+0% $22	+5% $-20	+10% $-63
Rent	-10% $-88	-5% $-33	+0% $22	+5% $78	+10% $133
Rate	-1.0pp $98	-0.5pp $60	base $22	+0.5pp $-17	+1.0pp $-56

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Lee Rd White Haven, PA	3.0	2.0	1000	$1,400	$1.40	45d	1	0.07mi

HOA detail

• Monthly dues: $80 · $960/yr
• Likely covers: pool

Listing history 23 events

1. 2026-06-19
   days on market $149,900 Active 32 DOM
2. 2026-06-18
   days on market $149,900 Active 31 DOM
3. 2026-06-17
   days on market $149,900 Active 30 DOM
4. 2026-06-16
   days on market $149,900 Active 29 DOM
5. 2026-06-15
   days on market $149,900 Active 28 DOM
6. 2026-06-14
   days on market $149,900 Active 26 DOM
7. 2026-06-12
   days on market $149,900 Active 25 DOM
8. 2026-06-09
   days on market $149,900 Active 22 DOM
9. 2026-06-08
   days on market $149,900 Active 21 DOM
10. 2026-06-07
    days on market $149,900 Active 20 DOM
11. 2026-06-02
    days on market $149,900 Active 15 DOM
12. 2026-06-01
    days on market $149,900 Active 14 DOM
13. 2026-05-31
    days on market $149,900 Active 13 DOM
14. 2026-05-30
    days on market $149,900 Active 12 DOM
15. 2026-05-22
    status Active
16. 2026-05-13
    status Pending
17. 2026-05-09
    listed $149,900 Active
18. 2020-09-23
    soldstatus $75,000
19. 2020-09-21
    soldstatus $75,000 290-char remark

    Show marketing remark (290 chars)

    Affordable Pocono Escape. Move-in READY! Fully furnished, 3 bedroom/2 bath conveniently located in Hickory Hills. Expansive rear deck for outside entertainment. Close to Ski Areas and Pocono Attractions. Hickory Hills amenities include swimming pool, lake, playground, and community center.

20. 2020-02-02
    listed $99,900 290-char remark

    Show marketing remark (290 chars)

    Affordable Pocono Escape. Move-in READY! Fully furnished, 3 bedroom/2 bath conveniently located in Hickory Hills. Expansive rear deck for outside entertainment. Close to Ski Areas and Pocono Attractions. Hickory Hills amenities include swimming pool, lake, playground, and community center.

21. 2018-07-31
    historical
22. 2018-02-01
    listed $82,900
23. 2015-12-15
    listed $99,500

ⓘ 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: $1,863 · $155/mo
• Projected year-2 tax: $2,116 · $176/mo
• Expected delta: +$253/yr (+$21/mo · 13.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $16,800
• − Mortgage interest: −$8,397
• − Property taxes: −$1,863
• − Insurance: −$750
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − HOA: −$960
• − Depreciation: −$4,361
• Taxable loss: −$2,218
• Est. tax savings @ 24.0%: +$532
• After-tax cash flow: $799/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: Hazleton Area SD
• NCES district ID: 4211700
• Math proficiency: 18% ▼ -3.00%
• Reading proficiency: 30% ▼ -15.00%
• Median HH income: $42,247
• Composite: 20.44/100
• National rank: #8582
• State rank: #476 of 539 in PA

Livability — Hickory Hills

• Score: 57/100
• State rank: #1624
• US rank: #22283

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hickory Hills, PA
• Population (ZIP): 5,541

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 16% Lithuanian 2% Polish 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Other Asian/Pacific 1% Russian/Polish/Slavic 1% Spanish 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: ▲ 38.68%
• Current HPI: 296.5596
• 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

+50.7% since first listed

9 events — show timeline

• 2026-05-22 Relisted — GLVRMLS
• 2026-05-13 Pending — GLVRMLS
• 2026-05-09 Listed $149,900 GLVRMLS
• 2020-09-23 Sold (Public Records) $75,000 Public Records
• 2020-09-21 Sold (MLS) $75,000 PMAR
• 2020-02-02 Listed $99,900 PMAR
• 2018-07-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-02-01 Listed $82,900 OneKey® MLS as Distributed by MLS Grid
• 2015-12-15 Listed $99,500 PMAR

Property tax history

+2.8%/yr

Latest (2026): $1,863 · +4.6% YoY. Source: county tax records.