625 Arthur St · Hazleton, PA 18201

$175,000

4 bd · 2.0 ba · 3,066 sqft · MultiFamily public records · 7 Days on market

Built 1930 6,098 sqft lot Est $304k · 42% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Roomy 4 bedroom, 2 bath house with big kitchen, carefree laminate and tile floors throughout. Economical gas heat and some electric baseboard, low taxes. Huge backyard w/ off street parking. Possible 2nd unit in rear and 3rd in basement will need extensive renovation, enter at your own risk. Buyer will need to sign the occupancy certificate waiver with Haz City

Key facts

• Off street parking
• Possible 2nd unit
• Huge backyard

Tags

• BIG KITCHEN
• HUGE BACKYARD
• OFF STREET PARKING
• POSSIBLE 2ND UNIT
• 3RD IN BASEMENT

Property features AI

Exterior

• Parking: Detached or attached garage not specified, includes 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Three or more levels
• Construction: Vinyl siding
• Exterior features: Lot approximately 0.14 acres; Lot dimensions roughly 16 x 200 and 16 x 185; Residential zoning

Interior

• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Electric and natural gas heating; Baseboard, hot water and radiant heating systems
• Interior features: Electric water heater; Fireplace located in the dining room; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $175k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $175k).
• Cap rate 21.7% vs local median 4.5% in 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 67/100 on livability (#930 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime 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: 118 active listings in the ZIP; 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $20k; list at $175k implies a 775% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.51% ✓
• Cap rate: 21.69%
• Cash-on-cash: 55.00%
• DSCR: 3.45
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $303,534
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
589 Garfield St	0.11mi	5/4.5 (+1)	2,900 (-5%)	6mo	$260,000	$90	66
231 9th St	0.24mi	4/3.0	2,798 (-9%)	9mo	$278,000	$99	62
241 243 Diamond Ave	0.74mi	4/2.0	2,640 (-14%)	12mo	$275,000	$104	32

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: 53.3%
• Equity multiple: 3.34×
• Total profit: $114,745
• Equity at exit: $26,093

10-year hold

• IRR: 58.5%
• Equity multiple: 6.80×
• Total profit: $284,387
• Equity at exit: $15,131

Cash invested: $49,000 (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 18201

• Home prices YoY: -14.9%
• Active inventory: 118
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $4,387 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$229 /mo · $2,753/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$921
• Net cashflow: $2,246

Break-even live

Break-even rent $1,544

Max offer price $175,000

Occupancy floor 44%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$4,386
Total (3 units)			$4,387

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-03
   status $175,000 Pending 7 DOM
2. 2026-06-02
   days on market $175,000 Active 7 DOM
3. 2026-06-01
   days on market $175,000 Active 6 DOM
4. 2026-05-31
   days on market $175,000 Active 5 DOM
5. 2026-05-30
   days on market $175,000 Active 4 DOM
6. 2026-05-26
   listed $175,000 Active
7. 2015-03-09
   soldstatus $20,000

ⓘ 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: $2,753 · $229/mo
• Projected year-2 tax: $2,759 · $230/mo
• Expected delta: +$6/yr (+$1/mo · 0.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥90°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: $52,644
• − Mortgage interest: −$9,803
• − Property taxes: −$2,753
• − Insurance: −$875
• − Repairs & maintenance: −$4,212
• − Management: −$4,212
• − Depreciation: −$5,091
• Taxable income: $25,700
• Est. tax owed @ 24.0%: −$6,168
• After-tax cash flow: $20,780/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 — Hazleton

• Score: 67/100
• State rank: #930
• US rank: #10115

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hazleton, PA
• City population: 13,755
• Population (ZIP): 31,428

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 Hispanic (60%)
• Race & ethnicity: Hispanic / Latino 60% White 36% Two or more races 18% Black 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 6% Dominican 41%
• Common ancestry: Romanian 5% Iranian 1% Russian 1%
• Foreign-born: 36% · Canada, Jamaica
• Languages at home: 43% English-only · Spanish 54% 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: ▼ -62.00%
• Current HPI: 354.7443
• 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

+775.0% since first listed

2 events — show timeline

• 2026-05-26 Listed $175,000 LCAR
• 2015-03-09 Sold (Public Records) $20,000 Public Records

Property tax history

+6.9%/yr

Latest (2026): $2,753 · +10.3% YoY. Source: county tax records.