94 Church St · Hazleton, PA 18201

$97,500

3 bd · 1.0 ba · 1,288 sqft · MultiFamily public records · 36 Days on market

Built 1920 1,750 sqft lot $76/sqft · 34% below area Est $148k · 34% 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

Investor special with strong upside potential! Conveniently located between Hazleton and McAdoo just off PA-309 with easy access to I-81, this half-double offers a great opportunity for investors or buyers looking to build equity. The flexible layout can function as a 3BR, 1BA home or a 2BR, 2BA setup, plus an unfinished attic offers additional storage or expansion potential.

Key facts

• 1,750 sq ft lot
• Listed 35 days

Property features AI

Finance

• Other: Directions: Heading south on PA-309 outside of Hazleton, turn right onto W Church St; property will be on the left
• Financial info: Annual taxes listed (amount excluded from feature list per instructions)
• HOA & community: No HOA information provided

Exterior

• Parking: Shared driveway
• Security: No security features listed
• Utilities: Public water; Shared septic
• Home design: Residential condo/townhome; Two levels
• Construction: Vinyl siding
• Exterior features: Shared driveway; Lot roughly 35 x 50; Residential zoning

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Flooring: Hardwood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Coal heating
• Interior features: Electric water heater; Full unfinished basement
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $98k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $95k (3.0% below list) — sets the bar for market timing.
• 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: 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: West Hazleton El/Ms (math 2% / reading 22%, grade F, #1,362 of 1,518 statewide, top 92%, 949 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: 118 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 $674 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $27k; list at $98k implies a 261% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,575 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 2.42% ✓
• Cap rate: 21.72%
• Cash-on-cash: 55.08%
• DSCR: 3.45
• GRM: 3.5

CMA / ARV

• ARV (median comp): $147,805
• List price: $97,500
• Delta: -34.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

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: $64,007
• Equity at exit: $14,538

10-year hold

• IRR: 58.5%
• Equity multiple: 6.81×
• Total profit: $158,485
• Equity at exit: $8,430

Cash invested: $27,300 (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: 5.8×

Monthly cashflow live

• Estimated rent: $2,355 medium
• Mortgage (P&I): −$511
• Tax from tax record: −$55 /mo · $665/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $1,253

Break-even live

Break-even rent $769

Max offer price $97,500

Occupancy floor 42%

Sensitivity live

Price	-10% $1,308	-5% $1,281	+0% $1,253	+5% $1,226	+10% $1,198
Rent	-10% $1,067	-5% $1,160	+0% $1,253	+5% $1,346	+10% $1,439
Rate	-1.0pp $1,302	-0.5pp $1,278	base $1,253	+0.5pp $1,228	+1.0pp $1,202

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

Units	Beds	Baths	Est. rent
1× unit	3	1	$1,405
1× unit	2	1	$950
Total (2 units)			$2,355

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: $24,375
• Closing costs: $2,925
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
538 Carson St Hazleton, PA	3.0	1.0	1400	$1,450	$1.04	45d	1	0.44mi
1015 Lincoln St Hazleton, PA	2.0	1.0	900	$1,499	$1.67	45d	1	1.13mi

Listing history 16 events

1. 2026-06-19
   days on market $97,500 Active 36 DOM
2. 2026-06-18
   days on market $97,500 Active 35 DOM
3. 2026-06-17
   days on market $97,500 Active 34 DOM
4. 2026-06-16
   days on market $97,500 Active 33 DOM
5. 2026-06-15
   days on market $97,500 Active 32 DOM
6. 2026-06-14
   days on market $97,500 Active 30 DOM
7. 2026-06-12
   days on market $97,500 Active 29 DOM
8. 2026-06-09
   days on market $97,500 Active 26 DOM
9. 2026-06-08
   days on market $97,500 Active 25 DOM
10. 2026-06-07
    days on market $97,500 Active 24 DOM
11. 2026-06-02
    days on market $97,500 Active 19 DOM
12. 2026-06-01
    days on market $97,500 Active 18 DOM
13. 2026-05-31
    days on market $97,500 Active 17 DOM
14. 2026-05-30
    days on market $97,500 Active 16 DOM
15. 2026-05-13
    listed $97,500 Active 378-char remark
16. 1997-01-15
    soldstatus $27,000

ⓘ 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: $665 · $55/mo
• Projected year-2 tax: $1,103 · $92/mo
• Expected delta: +$438/yr (+$36/mo · 65.9%)

ⓘ 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 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: $28,260
• − Mortgage interest: −$5,462
• − Property taxes: −$665
• − Insurance: −$488
• − Repairs & maintenance: −$2,261
• − Management: −$2,261
• − Depreciation: −$2,836
• Taxable income: $14,288
• Est. tax owed @ 24.0%: −$3,429
• After-tax cash flow: $11,608/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

+261.1% since first listed

2 events — show timeline

• 2026-05-13 Listed $97,500 LCAR
• 1997-01-15 Sold (Public Records) $27,000 Public Records

Property tax history

+1.7%/yr

Latest (2026): $665 · +4.3% YoY. Source: county tax records.