205 Stephenson St · Duryea, PA 18642

$89,000

3 bd · 1.5 ba · 1,047 sqft · SingleFamily public records · 29 Days on market

Built 1930 3,049 sqft lot Est $165k · 46% 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 +3.3/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable 3-bedroom single family home in Duryea offered as-is. Solid value and ready for your vision -- great deal for investors or buyers seeking a budget-friendly opportunity

Key facts

• 3,049 sq ft lot
• Built 1930
• Listed 29 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#1,029 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B+; Watch: schools D+, amenities F, commute F.
• Pittston Area SD (suburban): math 30% / reading 40% proficiency, ranked #418 of 539 in PA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 20 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $615 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,665 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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: 1.57% ✓
• Cap rate: 13.08%
• Cash-on-cash: 24.22%
• DSCR: 2.08
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $165,426
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
131 Stephenson St	0.05mi	2/1.0 (-1)	977 (-7%)	5mo	$135,000	$138	76
414 Foster St	0.46mi	3/1.0	1,100 (+5%)	9mo	$168,100	$153	60
535 Adams St	0.58mi	3/2.0	1,057 (+1%)	12mo	$245,000	$232	59
221 New St	0.51mi	3/2.0	936 (-11%)	0mo	$223,000	$238	56
706 Donnelly St	0.47mi	2/1.0 (-1)	1,016 (-3%)	16mo	$101,000	$99	53
12 Evans St	0.56mi	2/1.0 (-1)	1,032 (-1%)	14mo	$149,000	$144	53
178 Columbia St	0.49mi	2/2.0 (-1)	980 (-6%)	11mo	$230,175	$235	50
171 Columbia St	0.47mi	3/1.5	960 (-8%)	21mo	$190,000	$198	47
637 Ann St	0.38mi	3/2.0	1,200 (+15%)	13mo	$135,000	$113	46
427 Foster St	0.50mi	3/1.0	1,200 (+15%)	21mo	$189,000	$158	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.5%
• Equity multiple: 1.71×
• Total profit: $17,630
• Equity at exit: $13,270

10-year hold

• IRR: 26.0%
• Equity multiple: 3.27×
• Total profit: $56,658
• Equity at exit: $7,695

Cash invested: $24,920 (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 18642

• Home prices YoY: -15.5%
• Active inventory: 20
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,397 high
• Mortgage (P&I): −$467
• Tax from tax record: −$97 /mo · $1,161/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $503

Break-even live

Break-even rent $760

Max offer price $89,000

Occupancy floor 59%

Sensitivity live

Price	-10% $553	-5% $528	+0% $503	+5% $478	+10% $453
Rent	-10% $393	-5% $448	+0% $503	+5% $558	+10% $613
Rate	-1.0pp $548	-0.5pp $526	base $503	+0.5pp $480	+1.0pp $457

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 Dickson St Duryea, PA	2.0	1.0	900	$1,200	$1.33	44d	1	0.09mi
230 Swetland St Duryea, PA	2.0	1.0	950	$1,400	$1.47	14d	1	0.20mi
230 Swetland St Duryea, PA	2.0	1.0	1092	$1,400	$1.28	22d	1	0.20mi
962 Wood St Unit 2 Old Forge, PA	2.0	1.0	964	$1,250	$1.30	44d	1	1.02mi
970 Wood St Old Forge, PA	2.0	1.0	768	$1,300	$1.69	14d	1	1.02mi
163 Bianca Way Old Forge, PA	2.0	2.0	1194	$2,500	$2.09	14d	1	1.07mi
75 Marimar Dr Old Forge, PA	2.0	2.0	1300	$2,500	$1.92	14d	1	1.15mi
152 Drakes Ln Old Forge, PA	2.0	1.0	979	$1,700	$1.74	14d	1	1.26mi
864 S Main St #3 Old Forge, PA	2.0	1.0	965	$1,350	$1.40	14d	1	1.30mi

Listing history 7 events

1. 2026-04-07
   soldstatus $85,000
2. 2026-03-14
   status Pending
3. 2026-03-07
   status Active
4. 2026-03-07
   price $89,000
5. 2026-03-03
   status Pending
6. 2026-02-10
   listed $95,000 Active
7. 2026-02-04
   soldstatus $40,000

ⓘ 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: $1,161 · $97/mo
• Projected year-2 tax: $1,284 · $107/mo
• Expected delta: +$122/yr (+$10/mo · 10.5%)

ⓘ 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 7 d/yr ≥95°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,764
• − Mortgage interest: −$4,985
• − Property taxes: −$1,161
• − Insurance: −$445
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − Depreciation: −$2,589
• Taxable income: $4,901
• Est. tax owed @ 24.0%: −$1,176
• After-tax cash flow: $4,860/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: Pittston Area SD
• NCES district ID: 4219200
• Math proficiency: 30% ▼ -12.00%
• Reading proficiency: 40% ▼ -19.00%
• Median HH income: $45,316
• Composite: 29.86/100
• National rank: #6409
• State rank: #418 of 539 in PA

Livability — Duryea

• Score: 66/100
• State rank: #1029
• US rank: #11458

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Duryea, PA
• City population: 4,469
• Population (ZIP): 4,469

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 21% Two or more races 19%
• Hispanic origin (detail): Mexican 16% Puerto Rican 2%
• Common ancestry: Romanian 20% Scotch-Irish 3% Iranian 2%
• Foreign-born: 7% · Canada
• Languages at home: 82% English-only · Spanish 16%

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: ▼ -34.99%
• Current HPI: 190.5926
• 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

+112.5% since first listed

7 events — show timeline

• 2026-04-07 Sold (Public Records) $85,000 Public Records
• 2026-03-14 Pending — GSBR as distributed by MLS GRID
• 2026-03-07 Relisted — GSBR as distributed by MLS GRID
• 2026-03-07 Price Changed $89,000 GSBR as distributed by MLS GRID
• 2026-03-03 Pending — GSBR as distributed by MLS GRID
• 2026-02-10 Listed $95,000 GSBR as distributed by MLS GRID
• 2026-02-04 Sold (Public Records) $40,000 Public Records

Property tax history

+1.9%/yr

Latest (2026): $1,161 · +0.4% YoY. Source: county tax records.