110 Luzerne Ave · Edwardsville, PA 18704

$139,900

3 bd · 1.5 ba · 1,624 sqft · SingleFamily public records · 5 Days on market

Built 1940 0.36 ac lot Est $208k · 33% 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 +24.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +6.5/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable 2 story home offering plenty of space and potential. 1st floor features a large living room, dining room and kitchen. 3 bedrooms and full bath upstairs. The basement has a finished rec room with a wet bar and a bonus 1/2 bath in laundry/furnace room. Outside you'll find front and rear porches, off street parking for several vehicles and a generous sized yard. Being sold As-is.

Key facts

• Finished rec room
• Wet bar
• Off street parking

Tags

• FINISHED REC ROOM
• WET BAR
• FRONT AND REAR PORCHES
• OFF STREET PARKING
• GENEROUS SIZED YARD

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two-story
• Construction: Aluminum siding
• Exterior features: Front porch; Shed(s)

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Baseboard heating
• Interior features: Partially finished basement; Seven total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).

Location & tenants

• Location reads 75/100 on livability (#458 in PA, #4,179 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, commute F, employment F.
• Wyoming Valley West SD (suburban): math 18% / reading 42% proficiency, ranked #445 of 539 in PA (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.7%/yr); 132 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).
• This rent runs 30% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k 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 + 4.7% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,900

Questions for the listing agent

1. Built in 1940 — 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 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?
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 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: 1.15% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.58%
• DSCR: 1.38
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $207,872
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Washington St	0.12mi	4/1.0 (+1)	1,408 (-13%)	8mo	$83,000	$59	58
52 Williams St	0.60mi	4/1.0 (+1)	1,560 (-4%)	1mo	$200,000	$128	58
102 Jackson St	0.36mi	3/1.0	1,761 (+8%)	13mo	$150,000	$85	56
41 Church St	0.65mi	3/1.5	1,520 (-6%)	4mo	$189,000	$124	56
212 Cooper St	0.66mi	3/2.0	1,500 (-8%)	1mo	$175,000	$117	54
306 Cardinal Dr	0.55mi	3/1.5	1,804 (+11%)	3mo	$292,000	$162	53
51 Charles St	0.46mi	2/1.0 (-1)	1,416 (-13%)	5mo	$241,000	$170	46
256 Church St	0.67mi	3/1.0	1,440 (-11%)	8mo	$135,000	$94	41
263 Lawrence St	0.68mi	4/1.5 (+1)	1,415 (-13%)	7mo	$190,000	$134	36
226 Church St	0.66mi	3/1.0	1,396 (-14%)	10mo	$120,000	$86	36
161 Green St	0.71mi	3/1.5	1,400 (-14%)	13mo	$205,000	$146	33
112 Green St	0.74mi	3/1.5	1,380 (-15%)	10mo	$195,000	$141	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 · 4.65% rent growth · sell at horizon

5-year hold

• IRR: -1.4%
• Equity multiple: 0.95×
• Total profit: $-2,067
• Equity at exit: $20,860

10-year hold

• IRR: 10.1%
• Equity multiple: 1.84×
• Total profit: $32,886
• Equity at exit: $12,096

Cash invested: $39,172 (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 18704

• Rents YoY: 4.7%
• Active inventory: 132
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,612 high
• Mortgage (P&I): −$734
• Tax from tax record: −$201 /mo · $2,418/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $280

Break-even live

Break-even rent $1,258

Max offer price $139,900

Occupancy floor 78%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
79 Washington St Kingston, PA	4.0	1.5	1800	$1,750	$0.97	13d	1	0.16mi
58 Jackson St Kingston, PA	4.0	2.0	1600	$2,000	$1.25	43d	1	0.46mi
182 Roosevelt St Kingston, PA	2.0	1.0	1152	$1,625	$1.41	13d	1	0.79mi
570 Main St Edwardsville, PA	2.0	1.0	1100	$1,180	$1.07	43d	1	0.81mi
109 Penn St Unit 1 Kingston, PA	3.0	1.0	1200	$1,400	$1.17	13d	1	0.92mi
109 Penn St Kingston, PA	3.0	1.0	1200	$1,400	$1.17	43d	1	0.92mi
104 Meyers St Kingston, PA	3.0	1.0	1200	$1,495	$1.25	43d	1	0.95mi
36 Pulaski St Kingston, PA	3.0	2.0	1432	$1,600	$1.12	13d	1	0.97mi
41 Pulaski St Kingston, PA	3.0	1.5	1292	$1,450	$1.12	21d	1	0.98mi
9-10 Meyers Ct Kingston, PA	3.0	1.0	1250	$1,500	$1.20	21d	1	1.02mi
27 Penn St Kingston, PA	3.0	1.5	1225	$1,550	$1.27	21d	1	1.03mi
27 1/2 Penn St Kingston, PA	3.0	1.0	1200	$1,400	$1.17	43d	1	1.05mi
100 Nesbitt St Unit 2 Larksville, PA	2.0	1.0	1200	$1,295	$1.08	43d	1	1.29mi
41 Main St Kingston, PA	3.0	1.0	1350	$1,400	$1.04	21d	1	1.35mi
365 N Maple Ave Kingston, PA	3.0	1.0	1600	$1,400	$0.88	21d	1	1.41mi
47 Price St Apt 2 Kingston, PA	2.0	1.0	1200	$1,200	$1.00	43d	1	1.48mi
238 Rutter Ave Kingston, PA	2.0	1.0	1200	$1,050	$0.88	43d	1	1.49mi

Listing history 1 events

1. 2026-05-20
   listed $139,900 Active

ⓘ 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: $2,418 · $201/mo
• Projected year-2 tax: $2,418 · $201/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,345
• − Mortgage interest: −$7,837
• − Property taxes: −$2,418
• − Insurance: −$700
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$4,070
• Taxable income: $1,226
• Est. tax owed @ 24.0%: −$294
• After-tax cash flow: $3,067/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: Wyoming Valley West SD
• NCES district ID: 4225950
• Math proficiency: 18% ▼ -11.00%
• Reading proficiency: 42% ▼ -12.00%
• Median HH income: $42,437
• Composite: 25.38/100
• National rank: #7470
• State rank: #445 of 539 in PA

Livability — Edwardsville

• Score: 75/100
• State rank: #458
• US rank: #4179

Category grades

Amenities B 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: Edwardsville, PA
• County: Luzerne County · 118,885 people
• Metro: Scranton--Wilkes-Barre, PA
• Population (ZIP): 31,149
• Household income: $64,444
• Rent vs Own: 39.9% rent · 60.1% own
• Severe rent burden: 1454.0

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: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 8% Black 6% Two or more races 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 18% Scotch-Irish 4% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 4% 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: ▼ -154.72%
• Current HPI: 255.5375
• Rent YoY: ▲ 4.65%
• 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

1 event — show timeline

• 2026-05-20 Listed $139,900 LCAR

Property tax history

+2.3%/yr

Latest (2026): $2,418 · +5.4% YoY. Source: county tax records.