1009 Grove St · Avoca, PA 18641

$176,000

4 bd · 2.5 ba · 1,280 sqft · SingleFamily public records · 79 Days on market

Built 1930 3,484 sqft lot $138/sqft · at area comps Est $194k · 9% under ↓ 2% 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 +21.6/30.0
• ARV discount +11.6/15.0
• DSCR +6.9/10.0
• 1% rule +4.8/10.0
• Livability +3.8/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully renovated HALF-DOUBLE home offers a perfect blend of modern style and everyday functionality. Completely updated, the property features a bright open-concept layout that seamlessly connects the living room, dining area, and a stunning modern kitchen--ideal for entertaining or family living. The home includes four bedrooms, providing flexibility for a growing family. There are two full bathrooms and an additional half bath, all thoughtfully with contemporary finishes. Outside, the property off-street parking spaces. The location is situated close to a local playground, making it perfect for families, and just a short drive from Wilkes-Barre/Scranton International Airport, ideal for commuters and travelers. ''Property sold as is''

Key facts

• Close to playground
• Modern kitchen
• Off-street parking

Tags

• OPEN-CONCEPT LAYOUT
• MODERN KITCHEN
• OFF-STREET PARKING
• CLOSE TO PLAYGROUND
• SHORT DRIVE TO AIRPORT

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $176k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/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 $173k (1.6% below list).
• Recommended offer: $165k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#383 in PA, #3,420 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Pittston Area SD (suburban): math 30% / reading 40% proficiency, ranked #418 of 539 in PA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 28 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($165k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,440 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 8.11%
• Cash-on-cash: 6.49%
• DSCR: 1.29
• GRM: 8.5

CMA / ARV

• ARV (median comp): $193,714
• List price: $176,000
• Delta: -9.14%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
732 Main St	0.32mi	3/1.5 (-1)	1,300 (+2%)	2mo	$142,000	$109	72
1309 South St	0.30mi	3/1.0 (-1)	1,320 (+3%)	2mo	$232,000	$176	68
1140 Spring St	0.19mi	3/1.5 (-1)	1,421 (+11%)	8mo	$257,500	$181	57
523 Grove St	0.52mi	3/1.0 (-1)	1,200 (-6%)	5mo	$185,000	$154	50
1224 Spring St	0.27mi	3/1.0 (-1)	1,432 (+12%)	10mo	$257,500	$180	49
720 Edgebrook Dr	0.72mi	3/2.0 (-1)	1,344 (+5%)	7mo	$135,000	$100	46
121 Factory St	0.71mi	3/1.5 (-1)	1,330 (+4%)	10mo	$128,000	$96	43
5036 Rear Birney	0.46mi	3/2.0 (-1)	1,450 (+13%)	9mo	$216,300	$149	42
600 Greeley St	0.70mi	4/1.0	1,400 (+9%)	8mo	$224,000	$160	40
708 Mill St	0.61mi	3/3.0 (-1)	1,100 (-14%)	3mo	$215,000	$195	38
1021 Mcalpine St	0.60mi	3/1.0 (-1)	1,468 (+15%)	2mo	$235,000	$160	35
1517 Dawson St	0.55mi	3/1.0 (-1)	1,089 (-15%)	10mo	$110,500	$101	30

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: -6.3%
• Equity multiple: 0.76×
• Total profit: $-11,587
• Equity at exit: $26,242

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $11,592
• Equity at exit: $15,217

Cash invested: $49,280 (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 18641

• Home prices YoY: -12.4%
• Active inventory: 28
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,733 medium
• Mortgage (P&I): −$923
• Tax from tax record: −$106 /mo · $1,271/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $267

Break-even live

Break-even rent $1,395

Max offer price $176,000

Occupancy floor 80%

Sensitivity live

Price	-10% $366	-5% $316	+0% $267	+5% $217	+10% $167
Rent	-10% $130	-5% $198	+0% $267	+5% $335	+10% $403
Rate	-1.0pp $355	-0.5pp $311	base $267	+0.5pp $221	+1.0pp $175

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: $44,000
• Closing costs: $5,280
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1418 Grove St Moosic, PA	3.0	2.0	1820	$1,850	$1.02	14d	1	0.42mi
113 Lidy Rd DuPont, PA	3.0	1.0	1191	$1,500	$1.26	44d	1	1.11mi

Listing history 14 events

1. 2026-06-16
   statusdays on market $176,000 Pending 79 DOM
2. 2026-06-15
   days on market $176,000 Active 78 DOM
3. 2026-06-14
   days on market $176,000 Active 76 DOM
4. 2026-06-13
   days on market $176,000 Active 75 DOM
5. 2026-06-10
   days on market $176,000 Active 73 DOM
6. 2026-06-09
   days on market $176,000 Active 72 DOM
7. 2026-06-08
   days on market $176,000 Active 71 DOM
8. 2026-06-07
   days on market $176,000 Active 70 DOM
9. 2026-06-02
   days on market $176,000 Active 65 DOM
10. 2026-06-01
    days on market $176,000 Active 64 DOM
11. 2026-05-31
    days on market $176,000 Active 63 DOM
12. 2026-05-30
    days on market $176,000 Active 62 DOM
13. 2026-04-29
    price $176,000 755-char remark

    Show marketing remark (755 chars)

    This beautifully renovated HALF-DOUBLE home offers a perfect blend of modern style and everyday functionality. Completely updated, the property features a bright open-concept layout that seamlessly connects the living room, dining area, and a stunning modern kitchen--ideal for entertaining or family living. The home includes four bedrooms, providing flexibility for a growing family. There are two full bathrooms and an additional half bath, all thoughtfully with contemporary finishes. Outside, the property off-street parking spaces. The location is situated close to a local playground, making it perfect for families, and just a short drive from Wilkes-Barre/Scranton International Airport, ideal for commuters and travelers. ''Property sold as is''

14. 2026-03-29
    listed $180,000 Active 755-char remark

    Show marketing remark (755 chars)

    This beautifully renovated HALF-DOUBLE home offers a perfect blend of modern style and everyday functionality. Completely updated, the property features a bright open-concept layout that seamlessly connects the living room, dining area, and a stunning modern kitchen--ideal for entertaining or family living. The home includes four bedrooms, providing flexibility for a growing family. There are two full bathrooms and an additional half bath, all thoughtfully with contemporary finishes. Outside, the property off-street parking spaces. The location is situated close to a local playground, making it perfect for families, and just a short drive from Wilkes-Barre/Scranton International Airport, ideal for commuters and travelers. ''Property sold as is''

ⓘ 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: $1,271 · $106/mo
• Projected year-2 tax: $2,026 · $169/mo
• Expected delta: +$755/yr (+$63/mo · 59.4%)

ⓘ 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 ≥95°F today · 16 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: $20,791
• − Mortgage interest: −$9,859
• − Property taxes: −$1,271
• − Insurance: −$880
• − Repairs & maintenance: −$1,663
• − Management: −$1,663
• − Depreciation: −$5,120
• Taxable income: $335
• Est. tax owed @ 24.0%: −$80
• After-tax cash flow: $3,118/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: Pittston Area SD
• NCES district ID: 4219200
• Math proficiency: 30% ▼ -12.00%
• Reading proficiency: 40% ▼ -19.00%
• Median HH income: $45,316
• Composite: 29.86/100
• National rank: #6409
• State rank: #418 of 539 in PA

Livability — Avoca

• Score: 76/100
• State rank: #383
• US rank: #3420

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Avoca, PA
• Population (ZIP): 6,385

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 (88%)
• Race & ethnicity: White 88% Two or more races 5% Black 3% Asian 2% Hispanic / Latino 2%
• Common ancestry: Romanian 30% Scotch-Irish 5% Lithuanian 3%
• Foreign-born: 2%
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 2% 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: ▼ -30.02%
• Current HPI: 212.4694
• 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

-2.2% since first listed

2 events — show timeline

• 2026-04-29 Price Changed $176,000 PMAR
• 2026-03-29 Listed $180,000 PMAR

Property tax history

+1.5%/yr

Latest (2026): $1,271 · +0.4% YoY. Source: county tax records.