328 Green St · West Hazleton, PA 18202

$999,999

180 bd · 100.0 ba · 5,740 sqft · MultiFamily public records · 28 Days on market

Built 1776 4,522 sqft lot $174/sqft · 265% above area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 10 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Prime 10-Unit Investment Opportunity - West HazletonExcellent opportunity to acquire a 10-unit multifamily property in the heart of West Hazleton. This income-producing asset features well-laid-out units with reliable occupancy and strong rental demand. Conveniently located near major highways, public transportation, shopping centers, and local employers. The property presents immediate cash flow

Key facts

• Strong rental demand
• Reliable occupancy
• Conveniently located

Tags

• 10 UNIT MULTIFAMILY PROPERTY
• INCOME PRODUCING ASSET
• RELIABLE OCCUPANCY
• STRONG RENTAL DEMAND
• CONVENIENTLY LOCATED
• MAJOR HIGHWAYS

What this means for you Summary

Snapshot

• This is a 10 × 18-bed/10.0-bath units multifamily listed at $1000k.

Deal economics

• At list price, monthly cash flow is $9k ($110k/yr) — positive. Per door: $920/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $1000k).
• Recommended offer: $985k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.3% vs local median 5.6% in West Hazleton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#1,036 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: schools F, amenities F, commute 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.
• Market conditions: 270 active listings in the ZIP; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).
• At $19,304/mo this rent would consume 420% of the median local household income ($55k/yr) (locally 369% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $107k of equity ($7k loan paydown + $100k 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 $280k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$172k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($985k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $325k; list at $1000k implies a 208% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1776 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $984,999 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1776 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.93% ✓
• Cap rate: 17.33%
• Cash-on-cash: 39.42%
• DSCR: 2.75
• GRM: 4.3

CMA / ARV

• ARV (median comp): $416,521
• List price: $999,999
• Delta: 140.08%
• Verdict: OVERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 54.7%
• Equity multiple: 5.04×
• Total profit: $1,130,250
• Equity at exit: $900,878

10-year hold

• IRR: 48.3%
• Equity multiple: 11.24×
• Total profit: $2,867,211
• Equity at exit: $1,942,778

Cash invested: $280,000 (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 18202

• Home prices YoY: 7.1%
• Active inventory: 270
• Price-to-rent: 43.2×

Monthly cashflow live

• Estimated rent: $19,304 medium
• Mortgage (P&I): −$5,244
• Tax from tax record: −$391 /mo · $4,690/yr
• Insurance: −$417
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,054
• Net cashflow: $9,199

Break-even live

Break-even rent $7,660

Max offer price $999,999

Occupancy floor 47%

Sensitivity live

Price	-10% $9,765	-5% $9,482	+0% $9,199	+5% $8,916	+10% $8,632
Rent	-10% $7,674	-5% $8,436	+0% $9,199	+5% $9,961	+10% $10,724
Rate	-1.0pp $9,702	-0.5pp $9,453	base $9,199	+0.5pp $8,939	+1.0pp $8,676

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

Units	Beds	Baths	Est. rent
▸ 10× units	18	10	$19,300
Total (10 units)			$19,304

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: $250,000
• Closing costs: $30,000
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-06
   status Pending 399-char remark

   Show marketing remark (399 chars)

   Prime 10-Unit Investment Opportunity - West HazletonExcellent opportunity to acquire a 10-unit multifamily property in the heart of West Hazleton. This income-producing asset features well-laid-out units with reliable occupancy and strong rental demand. Conveniently located near major highways, public transportation, shopping centers, and local employers. The property presents immediate cash flow

2. 2026-04-09
   listed $999,999 Active 399-char remark

   Show marketing remark (399 chars)

   Prime 10-Unit Investment Opportunity - West HazletonExcellent opportunity to acquire a 10-unit multifamily property in the heart of West Hazleton. This income-producing asset features well-laid-out units with reliable occupancy and strong rental demand. Conveniently located near major highways, public transportation, shopping centers, and local employers. The property presents immediate cash flow

3. 2025-09-15
   price $999,999
4. 2020-12-21
   soldstatus $325,000
5. 2020-12-11
   soldstatus $325,000
6. 2020-02-21
   listed $350,000
7. 2019-07-12
   listed $299,000

ⓘ 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: $4,690 · $391/mo
• Projected year-2 tax: $10,245 · $854/mo
• Expected delta: +$5,555/yr (+$463/mo · 118.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $231,648
• − Mortgage interest: −$56,015
• − Property taxes: −$4,690
• − Insurance: −$5,000
• − Repairs & maintenance: −$18,532
• − Management: −$18,532
• − Depreciation: −$29,091
• Taxable income: $99,788
• Est. tax owed @ 24.0%: −$23,949
• After-tax cash flow: $86,433/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 — West Hazleton

• Score: 66/100
• State rank: #1036
• US rank: #11561

Category grades

Amenities F 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: West Hazleton, PA
• County: Luzerne County · 118,885 people
• Metro: Scranton--Wilkes-Barre, PA
• Population (ZIP): 13,755
• Household income: $55,153
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 369.0

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: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 33% Two or more races 9% Black 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Dominican 22%
• Common ancestry: Romanian 13% Iranian 1% Lithuanian 1%
• Foreign-born: 18% · Canada, Jamaica
• Languages at home: 71% English-only · Spanish 26% Russian/Polish/Slavic 1% Other Indo-European 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: ▲ 20.19%
• Current HPI: 306.1029
• 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

+234.4% since first listed

7 events — show timeline

• 2026-05-06 Pending — LCAR
• 2026-04-09 Listed $999,999 LCAR
• 2025-09-15 Price Changed $999,999 LCAR
• 2020-12-21 Sold (Public Records) $325,000 Public Records
• 2020-12-11 Sold (MLS) $325,000 LCAR
• 2020-02-21 Listed $350,000 LCAR
• 2019-07-12 Listed $299,000 LCAR

Property tax history

+3.2%/yr

Latest (2026): $4,690 · +10.7% YoY. Source: county tax records.