28 Coal St · Newport, PA 18617

$199,999

4 bd · 2.0 ba · 1,870 sqft · MultiFamily public records · 115 Days on market

Built 1900 2,613 sqft lot $107/sqft · 61% 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 +26.2/30.0
• DSCR +8.8/10.0
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +3.6/5.0
• 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 (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Welcome to 28 Coal St in Glen Lyon, PA, a turnkey duplex offering immediate income potential and long term value. This fully renovated, move in ready property is the perfect buy and hold investment. Unit 1 features 2 bedrooms and 1 bath, while Unit 2 offers 2 bedrooms and 1 bath, providing strong rental flexibility and attractive income potential. Whether you are an investor looking for a rent ready asset or an owner occupant who wants to live in one unit while the other helps cover the mortgage, this property checks all the boxes. Conveniently located near local amenities and commuter routes, 28 Coal St offers both practicality and opportunity. A clear Certificate of Occupancy will be provided at closing for added peace of mind. Opportunities like this do not come around often. Schedule your private showing today!

Key facts

• Move-in ready
• Fully renovated
• Commuter routes

Tags

• TURNKEY 2-UNIT INVESTMENT
• FULLY RENOVATED
• MOVE-IN READY
• CONVENIENT LOCATION
• NEAR LOCAL AMENITIES
• COMMUTER ROUTES

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $200k.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive. Per door: $254/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#609 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Greater Nanticoke Area SD (suburban): math 14% / reading 34% proficiency, ranked #479 of 539 in PA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 20 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $11k appreciation (5.6% local appreciation)).
• Luzerne County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.6% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $200k implies a 700% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,999 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.11% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.88%
• DSCR: 1.48
• GRM: 7.5

CMA / ARV

• ARV (median comp): $123,962
• List price: $199,999
• Delta: 61.34%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
72 74 Ridge St	0.15mi	4/2.0	1,914 (+2%)	20mo	$105,000	$55	73
51 Newport St	0.51mi	5/2.0 (+1)	1,822 (-3%)	1mo	$65,000	$36	66
76 78 Coal St	0.13mi	4/2.0	2,140 (+14%)	21mo	$75,000	$35	52

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

Projected returns pro-forma

5.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.5%
• Equity multiple: 2.52×
• Total profit: $85,076
• Equity at exit: $120,453

10-year hold

• IRR: 22.5%
• Equity multiple: 5.04×
• Total profit: $226,251
• Equity at exit: $214,022

Cash invested: $56,000 (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 18617

• Home prices YoY: 2.0%
• Active inventory: 20
• Price-to-rent: 15.1×

Monthly cashflow live

• Estimated rent: $2,212 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$107 /mo · $1,290/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $508

Break-even live

Break-even rent $1,569

Max offer price $199,999

Occupancy floor 72%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,212
Total (2 units)			$2,212

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34 Arch St Glen Lyon, PA	3.0	2.0	1600	$1,250	$0.78	13d	1	0.30mi
34 Arch St Unit 1 Glen Lyon, PA	3.0	2.0	1600	$1,250	$0.78	43d	1	0.30mi
17 W Main St Glen Lyon, PA	4.0	1.0	2000	$1,650	$0.82	13d	1	0.34mi

Listing history 18 events

1. 2026-06-18
   status $199,999 Pending 115 DOM
2. 2026-06-18
   days on market $199,999 Active 115 DOM
3. 2026-06-17
   days on market $199,999 Active 114 DOM
4. 2026-06-16
   days on market $199,999 Active 113 DOM
5. 2026-06-15
   days on market $199,999 Active 112 DOM
6. 2026-06-14
   days on market $199,999 Active 110 DOM
7. 2026-06-13
   days on market $199,999 Active 109 DOM
8. 2026-06-10
   days on market $199,999 Active 107 DOM
9. 2026-06-09
   days on market $199,999 Active 106 DOM
10. 2026-06-08
    days on market $199,999 Active 105 DOM
11. 2026-06-07
    days on market $199,999 Active 104 DOM
12. 2026-06-05
    days on market $199,999 Active 101 DOM
13. 2026-06-02
    days on market $199,999 Active 99 DOM
14. 2026-06-01
    days on market $199,999 Active 98 DOM
15. 2026-05-31
    days on market $199,999 Active 97 DOM
16. 2026-05-30
    days on market $199,999 Active 96 DOM
17. 2026-02-23
    listed $199,999 Active 826-char remark

    Show marketing remark (826 chars)

    Welcome to 28 Coal St in Glen Lyon, PA, a turnkey duplex offering immediate income potential and long term value. This fully renovated, move in ready property is the perfect buy and hold investment. Unit 1 features 2 bedrooms and 1 bath, while Unit 2 offers 2 bedrooms and 1 bath, providing strong rental flexibility and attractive income potential. Whether you are an investor looking for a rent ready asset or an owner occupant who wants to live in one unit while the other helps cover the mortgage, this property checks all the boxes. Conveniently located near local amenities and commuter routes, 28 Coal St offers both practicality and opportunity. A clear Certificate of Occupancy will be provided at closing for added peace of mind. Opportunities like this do not come around often. Schedule your private showing today!

18. 2021-10-21
    soldstatus $25,000

ⓘ 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: $1,290 · $107/mo
• Projected year-2 tax: $2,225 · $185/mo
• Expected delta: +$935/yr (+$78/mo · 72.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $26,544
• − Mortgage interest: −$11,203
• − Property taxes: −$1,290
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,124
• − Management: −$2,124
• − Depreciation: −$5,818
• Taxable income: $2,986
• Est. tax owed @ 24.0%: −$717
• After-tax cash flow: $5,377/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: Greater Nanticoke Area SD
• NCES district ID: 4216290
• Math proficiency: 14% ▼ -8.00%
• Reading proficiency: 34% ▼ -14.00%
• Median HH income: $38,990
• Composite: 20.1/100
• National rank: #8647
• State rank: #479 of 539 in PA

Livability — Newport

• Score: 72/100
• State rank: #609
• US rank: #5859

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glen Lyon, PA
• Population (ZIP): 1,616

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 (81%)
• Race & ethnicity: White 81% Two or more races 10% Black 6% Asian 3% Hispanic / Latino 1%
• Common ancestry: Romanian 45% Scotch-Irish 6% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 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: ▲ 5.58%
• Current HPI: 278.0674
• 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

+700.0% since first listed

2 events — show timeline

• 2026-02-23 Listed $199,999 GSBR as distributed by MLS GRID
• 2021-10-21 Sold (Public Records) $25,000 Public Records

Property tax history

+3.1%/yr

Latest (2026): $1,290 · +9.9% YoY. Source: county tax records.