39 Bentwood Rd · Conyngham, PA 18222

$299,900

3 bd · 1.5 ba · 1,874 sqft · SingleFamily public records · 42 Days on market

Built 1980 0.50 ac lot Est $356k · 16% under

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Why this score? — see what drove the D+ 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).

• ARV discount +14.6/15.0
• Appreciation +10.0/10.0
• Cash flow +7.9/30.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +2.0/10.0
• Schools +2.0/10.0

Listing remarks MLS

What a pleasure it would be to call this beautiful bi-level home! New siding, new roof, completely remodeled inside, just bring your belongings and start enjoying. Modern kitchen with granite counters, stainless appliances, 3 bedrooms, 2 baths, family room, 2 car garage and deck situated on a half acre.

Key facts

• Finished ll rec rm
• Minutes from i80
• Half-acre

Tags

• HALF-ACRE
• MATURE TREES
• FINISHED LL REC RM
• ADDITIONAL PARKING
• MINUTES FROM I80
• MINUTES FROM I81

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-313 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (18.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (28.9% below list).
• Recommended offer: $213k (28.9% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 2.5% in Conyngham — 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 77/100 on livability (#331 in PA, #2,897 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: 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: 134 active listings in the ZIP; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Luzerne County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($291k) 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 $190k; list at $300k implies a 58% gain — meaningful room to come down on a strong offer.

Recommended offer $213,348 (28.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.71% ✗
• Cap rate: 5.04%
• Cash-on-cash: -4.47%
• DSCR: 0.80
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $356,060
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39 Bentwood Rd	0.00mi	3/1.5	1,874 (0%)	0mo	$280,000	$149	100
36 Bentwood Rd	0.05mi	3/2.5	1,708 (-9%)	6mo	$370,000	$217	74
431 Cedar Dr	0.29mi	3/2.5	1,826 (-3%)	6mo	$335,000	$183	73
435 Cedar Dr	0.31mi	3/2.5	1,826 (-3%)	10mo	$346,900	$190	69
415 Cedar Dr	0.23mi	3/2.5	2,088 (+11%)	3mo	$418,650	$201	64
439 Cedar Dr	0.33mi	3/2.5	1,826 (-3%)	22mo	$319,900	$175	58
405 Cedar Dr	0.21mi	3/2.5	2,088 (+11%)	13mo	$409,900	$196	56
443 Cedar Dr	0.34mi	3/2.5	1,826 (-3%)	24mo	$319,900	$175	56
235 Mountain Rd	0.36mi	4/2.5 (+1)	2,004 (+7%)	9mo	$409,900	$205	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 21.1%
• Equity multiple: 2.71×
• Total profit: $143,377
• Equity at exit: $270,174

10-year hold

• IRR: 19.1%
• Equity multiple: 6.21×
• Total profit: $437,878
• Equity at exit: $582,640

Cash invested: $83,972 (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 18222

• Home prices YoY: 10.2%
• Active inventory: 134
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,133 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$301 /mo · $3,611/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-313

Break-even live

Break-even rent $2,530

Max offer price $244,584

Occupancy floor —

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-09
   status Pending
2. 2026-02-25
   listed $299,900 Active
3. 2020-10-15
   soldstatus $190,000
4. 2020-10-07
   soldstatus $190,000 305-char remark

   Show marketing remark (305 chars)

   What a pleasure it would be to call this beautiful bi-level home! New siding, new roof, completely remodeled inside, just bring your belongings and start enjoying. Modern kitchen with granite counters, stainless appliances, 3 bedrooms, 2 baths, family room, 2 car garage and deck situated on a half acre.

5. 2020-06-08
   listed $194,900 305-char remark

   Show marketing remark (305 chars)

   What a pleasure it would be to call this beautiful bi-level home! New siding, new roof, completely remodeled inside, just bring your belongings and start enjoying. Modern kitchen with granite counters, stainless appliances, 3 bedrooms, 2 baths, family room, 2 car garage and deck situated on a half acre.

6. 2020-01-23
   soldstatus $120,000
7. 2020-01-17
   soldstatus $120,000 212-char remark

   Show marketing remark (212 chars)

   Country living at a great price! 3 bedroom bi level in Bentwood Village! Large rec room with coal stove and pressed cedar closets. Composite deck off the kitchen is perfect for all your BBQs! Large 2 car garage.

8. 2019-12-07
   listed $129,000 212-char remark

   Show marketing remark (212 chars)

   Country living at a great price! 3 bedroom bi level in Bentwood Village! Large rec room with coal stove and pressed cedar closets. Composite deck off the kitchen is perfect for all your BBQs! Large 2 car garage.

ⓘ 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: $3,611 · $301/mo
• Projected year-2 tax: $4,175 · $348/mo
• Expected delta: +$564/yr (+$47/mo · 15.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 6 d/yr ≥95°F today · 13 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $25,602
• − Mortgage interest: −$16,799
• − Property taxes: −$3,611
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,048
• − Management: −$2,048
• − Depreciation: −$8,724
• Taxable loss: −$9,128
• Est. tax savings @ 24.0%: +$2,191
• After-tax cash flow: $-1,567/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 — Conyngham

• Score: 77/100
• State rank: #331
• US rank: #2897

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,072
• Population (ZIP): 9,946

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Two or more races 7% Black 2%
• Hispanic origin (detail): Puerto Rican 2% Dominican 4%
• Common ancestry: Romanian 10% Scotch-Irish 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% Arabic 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: ▲ 28.01%
• Current HPI: 302.4923
• 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

+132.5% since first listed

8 events — show timeline

• 2026-04-09 Pending — LCAR
• 2026-02-25 Listed $299,900 LCAR
• 2020-10-15 Sold (Public Records) $190,000 Public Records
• 2020-10-07 Sold (MLS) $190,000 LCAR
• 2020-06-08 Listed $194,900 LCAR
• 2020-01-23 Sold (Public Records) $120,000 Public Records
• 2020-01-17 Sold (MLS) $120,000 LCAR
• 2019-12-07 Listed $129,000 LCAR

Property tax history

+2.6%/yr

Latest (2026): $3,611 · +4.6% YoY. Source: county tax records.