256 Kelly St · Luzerne, PA 18709

$150,000

3 bd · 2.0 ba · 1,436 sqft · SingleFamily public records · 310 Days on market

Built 1900 $104/sqft · at area comps Est $157k · at est.

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Why this score? — see what drove the C 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 +16.4/30.0
• Appreciation +10.0/10.0
• ARV discount +9.5/15.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

SHORT SALE possibility!!! Beautifully maintained home in a friendly neighborhood. It is inviting and features spacious living areas, an updated kitchen, and a private backyard perfect for relaxing or entertaining, Enjoy the convenience of nearby shops, restaurants, parks, and easy highway access.

Key facts

• Nearby shops
• Private backyard
• Nearby parks

Tags

• UPDATED KITCHEN
• PRIVATE BACKYARD
• NEARBY SHOPS
• NEARBY RESTAURANTS
• NEARBY PARKS
• EASY HIGHWAY ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (5.1% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#391 in PA, #3,538 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities C-, schools D+, commute 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: 17 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Luzerne County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 310 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 310 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.95% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.40%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (median comp): $156,907
• List price: $150,000
• Delta: -4.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
820 North St	0.26mi	3/1.0	1,440 (+0%)	9mo	$135,000	$94	76
750 Miller St	0.05mi	3/1.5	1,250 (-13%)	1mo	$176,000	$141	73
548 Miller St	0.25mi	3/1.5	1,500 (+4%)	7mo	$105,000	$70	73
276 Academy St	0.43mi	3/2.0	1,420 (-1%)	11mo	$228,000	$161	69
659 Miller St	0.09mi	3/2.0	1,632 (+14%)	8mo	$185,000	$113	66
385 Vaughn St	0.54mi	3/1.0	1,368 (-5%)	0mo	$120,000	$88	63
49 Linden St	0.44mi	3/2.5	1,548 (+8%)	11mo	$143,000	$92	56
508 Slocum Street St	0.22mi	4/1.0 (+1)	1,604 (+12%)	10mo	$190,000	$118	53
270 Miller St	0.65mi	3/1.5	1,618 (+13%)	6mo	$214,500	$133	41
138 Perrin St	0.67mi	2/1.0 (-1)	1,300 (-10%)	4mo	$160,000	$123	41
167 Hemlock St	0.72mi	4/1.0 (+1)	1,505 (+5%)	11mo	$240,000	$159	40
641 Main St	0.71mi	3/1.0	1,238 (-14%)	6mo	$96,000	$78	35

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: 26.0%
• Equity multiple: 3.07×
• Total profit: $87,059
• Equity at exit: $135,132

10-year hold

• IRR: 22.8%
• Equity multiple: 7.01×
• Total profit: $252,222
• Equity at exit: $291,417

Cash invested: $42,000 (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 18709

• Home prices YoY: 12.7%
• Active inventory: 17
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,423 high
• Mortgage (P&I): −$787
• Tax from tax record: −$191 /mo · $2,296/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $84

Break-even live

Break-even rent $1,317

Max offer price $150,000

Occupancy floor 89%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1154 Murray St Kingston, PA	2.0	1.5	1152	$1,600	$1.39	43d	1	0.78mi
321 Shoemaker St Kingston, PA	3.0	1.5	1598	$1,750	$1.10	20d	1	0.80mi
942 Wyoming Ave Unit A Forty Fort, PA	2.0	1.5	1054	$1,600	$1.52	43d	1	1.01mi
9 Snowden St Forty Fort, PA	3.0	1.0	1500	$1,250	$0.83	20d	1	1.07mi
109 Penn St Kingston, PA	3.0	1.0	1200	$1,400	$1.17	43d	1	1.18mi
109 Penn St Unit 1 Kingston, PA	3.0	1.0	1200	$1,400	$1.17	13d	1	1.18mi
256 E Grove St Kingston, PA	2.0	1.0	1000	$1,250	$1.25	13d	1	1.21mi
27 1/2 Penn St Kingston, PA	3.0	1.0	1200	$1,400	$1.17	43d	1	1.27mi
59 Price St Unit 2 Kingston, PA	3.0	1.0	1000	$1,100	$1.10	43d	1	1.30mi
27 Penn St Kingston, PA	3.0	1.5	1225	$1,550	$1.27	20d	1	1.31mi
98 E Walnut St Kingston, PA	3.0	1.0	1280	$1,500	$1.17	20d	1	1.31mi
47 Price St Apt 2 Kingston, PA	2.0	1.0	1200	$1,200	$1.00	43d	1	1.32mi
41 Pulaski St Kingston, PA	3.0	1.5	1292	$1,450	$1.12	20d	1	1.32mi
36 Pulaski St Kingston, PA	3.0	2.0	1432	$1,600	$1.12	13d	1	1.34mi
182 Roosevelt St Kingston, PA	2.0	1.0	1152	$1,625	$1.41	13d	1	1.36mi
104 Meyers St Kingston, PA	3.0	1.0	1200	$1,495	$1.25	43d	1	1.39mi
341 Hughes St Unit 1 Swoyersville, PA	2.0	1.0	950	$1,175	$1.24	43d	1	1.40mi
151 E Walnut St Kingston, PA	2.0	1.0	900	$1,000	$1.11	13d	1	1.40mi
157 E Walnut St Kingston, PA	2.0	1.0	900	$1,000	$1.11	13d	1	1.41mi
365 N Maple Ave Kingston, PA	3.0	1.0	1600	$1,400	$0.88	20d	1	1.48mi

Listing history 14 events

1. 2026-05-20
   status Pending 297-char remark

   Show marketing remark (297 chars)

   SHORT SALE possibility!!! Beautifully maintained home in a friendly neighborhood. It is inviting and features spacious living areas, an updated kitchen, and a private backyard perfect for relaxing or entertaining, Enjoy the convenience of nearby shops, restaurants, parks, and easy highway access.

2. 2025-11-24
   price $150,000 297-char remark

   Show marketing remark (297 chars)

   SHORT SALE possibility!!! Beautifully maintained home in a friendly neighborhood. It is inviting and features spacious living areas, an updated kitchen, and a private backyard perfect for relaxing or entertaining, Enjoy the convenience of nearby shops, restaurants, parks, and easy highway access.

3. 2025-10-17
   status Active 297-char remark

   Show marketing remark (297 chars)

   SHORT SALE possibility!!! Beautifully maintained home in a friendly neighborhood. It is inviting and features spacious living areas, an updated kitchen, and a private backyard perfect for relaxing or entertaining, Enjoy the convenience of nearby shops, restaurants, parks, and easy highway access.

4. 2025-09-22
   status Pending 297-char remark

   Show marketing remark (297 chars)

   SHORT SALE possibility!!! Beautifully maintained home in a friendly neighborhood. It is inviting and features spacious living areas, an updated kitchen, and a private backyard perfect for relaxing or entertaining, Enjoy the convenience of nearby shops, restaurants, parks, and easy highway access.

5. 2025-09-06
   status Active 297-char remark

   Show marketing remark (297 chars)

   SHORT SALE possibility!!! Beautifully maintained home in a friendly neighborhood. It is inviting and features spacious living areas, an updated kitchen, and a private backyard perfect for relaxing or entertaining, Enjoy the convenience of nearby shops, restaurants, parks, and easy highway access.

6. 2025-08-27
   status Pending 297-char remark

   Show marketing remark (297 chars)

   SHORT SALE possibility!!! Beautifully maintained home in a friendly neighborhood. It is inviting and features spacious living areas, an updated kitchen, and a private backyard perfect for relaxing or entertaining, Enjoy the convenience of nearby shops, restaurants, parks, and easy highway access.

7. 2025-08-21
   price $153,000 297-char remark

   Show marketing remark (297 chars)

   SHORT SALE possibility!!! Beautifully maintained home in a friendly neighborhood. It is inviting and features spacious living areas, an updated kitchen, and a private backyard perfect for relaxing or entertaining, Enjoy the convenience of nearby shops, restaurants, parks, and easy highway access.

8. 2025-07-17
   price $158,000 297-char remark

   Show marketing remark (297 chars)

   SHORT SALE possibility!!! Beautifully maintained home in a friendly neighborhood. It is inviting and features spacious living areas, an updated kitchen, and a private backyard perfect for relaxing or entertaining, Enjoy the convenience of nearby shops, restaurants, parks, and easy highway access.

9. 2025-06-25
   price $165,000 297-char remark

   Show marketing remark (297 chars)

   SHORT SALE possibility!!! Beautifully maintained home in a friendly neighborhood. It is inviting and features spacious living areas, an updated kitchen, and a private backyard perfect for relaxing or entertaining, Enjoy the convenience of nearby shops, restaurants, parks, and easy highway access.

10. 2025-06-09
    listed $175,000 Active 297-char remark

    Show marketing remark (297 chars)

    SHORT SALE possibility!!! Beautifully maintained home in a friendly neighborhood. It is inviting and features spacious living areas, an updated kitchen, and a private backyard perfect for relaxing or entertaining, Enjoy the convenience of nearby shops, restaurants, parks, and easy highway access.

11. 2022-07-22
    soldstatus $148,400
12. 2022-07-20
    soldstatus $148,400 344-char remark

    Show marketing remark (344 chars)

    Give us a call to see this home in Luzerne. Inside, you will find 3 bedrooms with closets, an updated eat-in kitchen with first floor laundry, and 1.75 baths! The outdoor space for this cute home features a nice patio area with a nice sized fenced in yard. There is also a possibility to make off street parking but was never needed! Low Taxes!

13. 2022-06-02
    listed $129,900 344-char remark

    Show marketing remark (344 chars)

    Give us a call to see this home in Luzerne. Inside, you will find 3 bedrooms with closets, an updated eat-in kitchen with first floor laundry, and 1.75 baths! The outdoor space for this cute home features a nice patio area with a nice sized fenced in yard. There is also a possibility to make off street parking but was never needed! Low Taxes!

14. 2006-03-15
    soldstatus $16,000

ⓘ 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: $2,296 · $191/mo
• Projected year-2 tax: $2,333 · $194/mo
• Expected delta: +$37/yr (+$3/mo · 1.6%)

ⓘ 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 3/10 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: $17,078
• − Mortgage interest: −$8,402
• − Property taxes: −$2,296
• − Insurance: −$750
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − Depreciation: −$4,364
• Taxable loss: −$1,466
• Est. tax savings @ 24.0%: +$352
• After-tax cash flow: $1,358/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 — Luzerne

• Score: 76/100
• State rank: #391
• US rank: #3538

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Luzerne, PA
• City population: 2,959
• Population (ZIP): 2,959

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 (89%)
• Race & ethnicity: White 89% Two or more races 6% Black 4% Hispanic / Latino 1%
• Common ancestry: Romanian 18% Scotch-Irish 8% Iranian 4%
• Foreign-born: 1%
• Languages at home: 99% English-only · 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: ▲ 28.54%
• Current HPI: 254.1718
• 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

+837.5% since first listed

14 events — show timeline

• 2026-05-20 Pending — LCAR
• 2025-11-24 Price Changed $150,000 LCAR
• 2025-10-17 Relisted — LCAR
• 2025-09-22 Pending — LCAR
• 2025-09-06 Relisted — LCAR
• 2025-08-27 Pending — LCAR
• 2025-08-21 Price Changed $153,000 LCAR
• 2025-07-17 Price Changed $158,000 LCAR
• 2025-06-25 Price Changed $165,000 LCAR
• 2025-06-09 Listed $175,000 LCAR
• 2022-07-22 Sold (Public Records) $148,400 Public Records
• 2022-07-20 Sold (MLS) $148,400 LCAR
• 2022-06-02 Listed $129,900 LCAR
• 2006-03-15 Sold (Public Records) $16,000 Public Records

Property tax history

+8.4%/yr

Latest (2026): $2,296 · +0.7% YoY. Source: county tax records.