181 Courtdale Ave · Courtdale, PA 18704

$95,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 22 Days on market

Built 1930 4,200 sqft lot $76/sqft · 45% below area Est $166k · 43% under ↓ 3% since listing

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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 +3.8/5.0
• Rent growth +3.7/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunities in Courtdale don't come around often. Located on Courtdale Ave, this 3-bedroom, 1-bath home offers a chance to bring new life to a property full of potential. Featuring a driveway and solid opportunity for customization, this fixer-upper is ideal for investors, flippers, or buyers ready to create something of their own with a little TLC and vision.

Key facts

• 4,200 sq ft lot
• Listed 22 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Wood siding
• Construction: Wood siding construction; Above-grade finished area about 1,206
• Exterior features: Lot approximately 42 x 100; Residential zoning

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Forced air
• Interior features: Total of 6 rooms; Basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#468 in PA, #4,325 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, 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: Rents rising fast (+4.7%/yr); 132 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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

• Local home prices are declining (-3.0%/yr); year-one equity from $657 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 + 4.7% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,575 (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 F-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: 1.52% ✓
• Cap rate: 12.22%
• Cash-on-cash: 21.18%
• DSCR: 1.94
• GRM: 5.5

CMA / ARV

• ARV (median comp): $166,142
• List price: $95,000
• Delta: -42.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
181 Courtdale Ave	0.00mi	3/1.0	1,206 (-3%)	0mo	$92,000	$76	94
18 Linden St	0.52mi	3/1.0	1,219 (-2%)	2mo	$190,000	$156	70
292 Lawrence St	0.68mi	3/1.0	1,249 (+0%)	1mo	$85,000	$68	67
201 Williams St	0.58mi	3/1.5	1,272 (+2%)	2mo	$277,000	$218	66
146 Courtright St	0.36mi	3/1.5	1,150 (-8%)	7mo	$175,000	$152	63
40 Evans St	0.63mi	4/1.0 (+1)	1,250 (+0%)	11mo	$165,000	$132	56
1 Yank St	0.29mi	2/1.0 (-1)	1,080 (-14%)	9mo	$200,000	$185	52
296 Pringle St	0.71mi	3/2.0	1,359 (+9%)	8mo	$226,700	$167	41
408 Pringle St	0.53mi	2/1.0 (-1)	1,400 (+12%)	12mo	$207,000	$148	40
109 Washington St	0.72mi	4/1.0 (+1)	1,408 (+13%)	8mo	$83,000	$59	33
19 Cooper St	0.61mi	4/2.0 (+1)	1,389 (+11%)	13mo	$143,730	$103	33
263 Lawrence St	0.71mi	4/1.5 (+1)	1,415 (+13%)	7mo	$190,000	$134	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: 15.6%
• Equity multiple: 1.64×
• Total profit: $16,981
• Equity at exit: $14,165

10-year hold

• IRR: 25.4%
• Equity multiple: 3.40×
• Total profit: $63,792
• Equity at exit: $8,214

Cash invested: $26,600 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,449 high
• Mortgage (P&I): −$498
• Tax from tax record: −$137 /mo · $1,646/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $469

Break-even live

Break-even rent $854

Max offer price $95,000

Occupancy floor 63%

Sensitivity live

Price	-10% $523	-5% $496	+0% $469	+5% $443	+10% $416
Rent	-10% $355	-5% $412	+0% $469	+5% $527	+10% $584
Rate	-1.0pp $517	-0.5pp $494	base $469	+0.5pp $445	+1.0pp $420

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
256 E Grove St Kingston, PA	2.0	1.0	1000	$1,250	$1.25	14d	1	0.64mi
109 Penn St Unit 1 Kingston, PA	3.0	1.0	1200	$1,400	$1.17	14d	1	0.71mi
109 Penn St Kingston, PA	3.0	1.0	1200	$1,400	$1.17	44d	1	0.71mi
182 Roosevelt St Kingston, PA	2.0	1.0	1152	$1,625	$1.41	14d	1	0.77mi
41 Pulaski St Kingston, PA	3.0	1.5	1292	$1,450	$1.12	22d	1	0.87mi
36 Pulaski St Kingston, PA	3.0	2.0	1432	$1,600	$1.12	14d	1	0.87mi
27 1/2 Penn St Kingston, PA	3.0	1.0	1200	$1,400	$1.17	44d	1	0.88mi
27 Penn St Kingston, PA	3.0	1.5	1225	$1,550	$1.27	22d	1	0.89mi
104 Meyers St Kingston, PA	3.0	1.0	1200	$1,495	$1.25	44d	1	0.90mi
206 Zerby Ave Edwardsville, PA	2.0	1.0	741	$1,200	$1.62	14d	1	0.93mi
570 Main St Edwardsville, PA	2.0	1.0	1100	$1,180	$1.07	44d	1	1.02mi
141 Short St Edwardsville, PA	3.0	1.0	1040	$1,100	$1.06	44d	1	1.09mi
9-10 Meyers Ct Kingston, PA	3.0	1.0	1250	$1,500	$1.20	22d	1	1.13mi
59 Price St Unit 2 Kingston, PA	3.0	1.0	1000	$1,100	$1.10	44d	1	1.19mi
47 Price St Apt 2 Kingston, PA	2.0	1.0	1200	$1,200	$1.00	44d	1	1.21mi
683 Memorial Hwy Shavertown, PA	3.0	1.0	1225	$1,295	$1.06	14d	1	1.36mi
41 Main St Kingston, PA	3.0	1.0	1350	$1,400	$1.04	22d	1	1.41mi
266 Rutter Ave Unit 2 Kingston, PA	2.0	1.0	875	$1,270	$1.45	44d	1	1.49mi

Listing history 3 events

1. 2026-05-31
   status $95,000 Pending 22 DOM
2. 2026-05-30
   days on market $95,000 Active 22 DOM
3. 2026-05-08
   listed $95,000 Active 364-char remark

ⓘ 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: $1,646 · $137/mo
• Projected year-2 tax: $1,646 · $137/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 4/10 Moderate FEMA zone X (unshaded) · 24% 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 4% 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: $17,382
• − Mortgage interest: −$5,321
• − Property taxes: −$1,646
• − Insurance: −$475
• − Repairs & maintenance: −$1,391
• − Management: −$1,391
• − Depreciation: −$2,764
• Taxable income: $4,395
• Est. tax owed @ 24.0%: −$1,055
• After-tax cash flow: $4,578/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 — Courtdale

• Score: 75/100
• State rank: #468
• US rank: #4325

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Courtdale, 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

-3.2% since first listed

3 events — show timeline

• 2026-06-12 Sold (MLS) $92,000 LCAR
• 2026-05-30 Pending — LCAR
• 2026-05-08 Listed $95,000 LCAR

Property tax history

+1.9%/yr

Latest (2026): $1,646 · +0.3% YoY. Source: county tax records.