598 600 Main St · Edwardsville, PA 18704

$313,000

12 bd · 3.9 ba · 4,000 sqft · MultiFamily · 112 Days on market

Fair condition 0.57 ac lot $78/sqft · 32% above area Est $236k · 32% over ↓ 15% since listing

---

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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0
• 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: 3 units. confirmed

Listing remarks MLS

No showings till March 7thTennant occGreat investment opportunity! This property is a 3 unit. One unit is studio and the other two have 4 bedrooms and 1 bath each. There is also a store front below that can be rented out once fixed up. A fenced backyard and close to shopping! This property is currently occupied. Monthly rental income is 3325 plus store rent. Listing agent is affiliated to seller

Key facts

• Store front
• Fenced backyard
• 0.57 acre lot

Tags

• FENCED BACKYARD
• STORE FRONT

What this means for you Summary

Snapshot

• This is a 2×4bd/1.3ba + 1×1bd/1.3ba units multifamily listed at $313k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $447/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $313k).
• Recommended offer: $285k (9.0% below list) — sets the bar for market timing.

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; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).
• At $4,436/mo this rent would consume 83% of the median local household income ($64k/yr) (locally 1454% 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 + 4.7% rent growth), your $88k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($285k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $284,830 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.42% ✓
• Cap rate: 11.44%
• Cash-on-cash: 18.37%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

• ARV (median comp): $236,346
• List price: $313,000
• Delta: 32.43%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.65% rent growth · sell at horizon

5-year hold

• IRR: 11.9%
• Equity multiple: 1.48×
• Total profit: $42,265
• Equity at exit: $46,669

10-year hold

• IRR: 22.2%
• Equity multiple: 3.04×
• Total profit: $178,852
• Equity at exit: $27,063

Cash invested: $87,640 (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: 16.3×

Monthly cashflow live

• Estimated rent: $4,436 high
• Mortgage (P&I): −$1,641
• Tax est. 1.5%: −$391 /mo · $4,695/yr
• Insurance: −$130
• HOA: −$0
• Vacancy / Maint / Mgmt: −$932
• Net cashflow: $1,341

Break-even live

Break-even rent $2,738

Max offer price $313,000

Occupancy floor 65%

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	1.3	$3,204
1× unit	1	1.3	$1,231
Total (3 units)			$4,436

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: $78,250
• Closing costs: $9,390
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $313,000 Active 112 DOM
2. 2026-06-17
   days on market $313,000 Active 111 DOM
3. 2026-06-16
   days on market $313,000 Active 110 DOM
4. 2026-06-15
   days on market $313,000 Active 109 DOM
5. 2026-06-14
   days on market $313,000 Active 107 DOM
6. 2026-06-13
   days on market $313,000 Active 106 DOM
7. 2026-06-10
   days on market $313,000 Active 104 DOM
8. 2026-06-09
   days on market $313,000 Active 103 DOM
9. 2026-06-08
   days on market $313,000 Active 102 DOM
10. 2026-06-07
    days on market $313,000 Active 101 DOM
11. 2026-06-05
    days on market $313,000 Active 98 DOM
12. 2026-06-02
    days on market $313,000 Active 96 DOM
13. 2026-06-01
    days on market $313,000 Active 95 DOM
14. 2026-05-31
    days on market $313,000 Active 94 DOM
15. 2026-05-30
    days on market $313,000 Active 93 DOM
16. 2026-05-17
    price $313,000 398-char remark

    Show marketing remark (398 chars)

    No showings till March 7thTennant occGreat investment opportunity! This property is a 3 unit. One unit is studio and the other two have 4 bedrooms and 1 bath each. There is also a store front below that can be rented out once fixed up. A fenced backyard and close to shopping! This property is currently occupied. Monthly rental income is 3325 plus store rent. Listing agent is affiliated to seller

17. 2026-04-11
    price $318,000 398-char remark

    Show marketing remark (398 chars)

    No showings till March 7thTennant occGreat investment opportunity! This property is a 3 unit. One unit is studio and the other two have 4 bedrooms and 1 bath each. There is also a store front below that can be rented out once fixed up. A fenced backyard and close to shopping! This property is currently occupied. Monthly rental income is 3325 plus store rent. Listing agent is affiliated to seller

18. 2026-02-26
    listed $320,000 Active 398-char remark

    Show marketing remark (398 chars)

    No showings till March 7thTennant occGreat investment opportunity! This property is a 3 unit. One unit is studio and the other two have 4 bedrooms and 1 bath each. There is also a store front below that can be rented out once fixed up. A fenced backyard and close to shopping! This property is currently occupied. Monthly rental income is 3325 plus store rent. Listing agent is affiliated to seller

19. 2025-03-29
    price $309,000
20. 2024-11-01
    price $339,000
21. 2024-09-18
    price $348,000
22. 2024-09-05
    price $369,000

ⓘ 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) · 73% 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 6% 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: $53,232
• − Mortgage interest: −$17,533
• − Property taxes: −$4,695
• − Insurance: −$1,565
• − Repairs & maintenance: −$4,259
• − Management: −$4,259
• − Depreciation: −$9,105
• Taxable income: $11,817
• Est. tax owed @ 24.0%: −$2,836
• After-tax cash flow: $13,260/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 · 6 photos

Fair 45/100 Moderate rehab

This 3-unit property requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathrooms, exterior, and landscaping.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Major bathroom fixtures — small and outdated
• Major exterior siding — weathered and in need of repainting
• Major windows — old and single-pane
• Major landscaping — overgrown and unkempt

Value-add opportunities

• Both kitchen renovation — modernizing the kitchen can increase both resale and rental value
• Both bathroom renovation — upgrading the bathrooms will attract more tenants and buyers
• Both exterior painting and landscaping — improving the curb appeal will increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
bathroom fixtures · small and outdated	Major	$15,000–50,000
exterior siding · weathered and in need of repainting	Major	$15,000–50,000
windows · old and single-pane	Major	$15,000–50,000
landscaping · overgrown and unkempt	Major	$15,000–50,000
Total estimated repair cost · 5 items		$63,000–215,000

Value-add ROI direction

• Both kitchen renovation — modernizing the kitchen can increase both resale and rental value ↑
• Both bathroom renovation — upgrading the bathrooms will attract more tenants and buyers ↑
• Both exterior painting and landscaping — improving the curb appeal will increase both resale and rental value ↑

ⓘ 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: 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

-15.2% since first listed

7 events — show timeline

• 2026-05-17 Price Changed $313,000 LCAR
• 2026-04-11 Price Changed $318,000 LCAR
• 2026-02-26 Listed $320,000 LCAR
• 2025-03-29 Price Changed $309,000 LCAR
• 2024-11-01 Price Changed $339,000 LCAR
• 2024-09-18 Price Changed $348,000 LCAR
• 2024-09-05 Price Changed $369,000 LCAR