51 51 1/2 Boston Hill Rd · Larksville, PA 18651

$225,000

5 bd · 2.0 ba · 2,667 sqft · MultiFamily · 17 Days on market

Fair condition Est $168k · 34% over

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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 +26.3/30.0
• DSCR +8.9/10.0
• 1% rule +7.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Freshly painted duplex on a dead-end street. Live in one unit & rent the other or easily convert it into a single-family home. Situated on a spacious lot featuring a firepit & screened in porch - perfect for relaxing & entertaining.

Key facts

• Screened in porch
• Firepit
• Dead-end street

Tags

• FRESHLY PAINTED DUPLEX
• DEAD-END STREET
• SPACIOUS LOT
• FIREPIT
• SCREENED IN PORCH

Property features AI

Finance

• Other: Zoned residential
• Financial info: Annual tax amount listed

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Residential income property; Multi-family
• Construction: Aluminum siding
• Exterior features: Patio; Porch

Interior

• Heating & cooling: Oil heating; Baseboard heating
• Interior features: Partially finished basement

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $225k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $581 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $222k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#354 in PA, #3,113 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety 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: 61 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $7k 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 $63k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.

Recommended offer $221,625 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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: 1.20% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.07%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $168,021
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
236-238 Chestnut St	0.41mi	6/2.0 (+1)	2,470 (-7%)	10mo	$155,000	$63	55
105 107 Fifth St	0.65mi	6/2.0 (+1)	2,500 (-6%)	1mo	$129,000	$52	54
196 - 198 Gould St	0.65mi	4/3.0 (-1)	2,640 (-1%)	7mo	$189,000	$72	53
61-63 Pierce St	0.64mi	6/2.0 (+1)	2,500 (-6%)	9mo	$240,000	$96	47
132-134 Pierce St	0.60mi	5/3.0	2,970 (+11%)	3mo	$170,000	$57	46
38 40 Jeanette St	0.65mi	6/2.0 (+1)	2,872 (+8%)	11mo	$183,000	$64	43
438 440 Main St	0.58mi	6/3.0 (+1)	2,870 (+8%)	15mo	$180,000	$63	38
200 Gould St	0.65mi	6/2.0 (+1)	2,400 (-10%)	21mo	$128,000	$53	30

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $600
• Equity at exit: $33,548

10-year hold

• IRR: 9.9%
• Equity multiple: 1.77×
• Total profit: $48,357
• Equity at exit: $19,454

Cash invested: $63,000 (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 18651

• Home prices YoY: -11.5%
• Active inventory: 61
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $2,704 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$568
• Net cashflow: $581

Break-even live

Break-even rent $1,968

Max offer price $225,000

Occupancy floor 74%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,704
Total (2 units)			$2,704

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Edison St Wilkes Barre, PA	4.0	1.5	2900	$1,400	$0.48	13d	1	1.29mi

Listing history 13 events

1. 2026-06-18
   days on market $225,000 Active 17 DOM
2. 2026-06-17
   days on market $225,000 Active 16 DOM
3. 2026-06-16
   days on market $225,000 Active 15 DOM
4. 2026-06-15
   days on market $225,000 Active 14 DOM
5. 2026-06-14
   days on market $225,000 Active 12 DOM
6. 2026-06-13
   days on market $225,000 Active 11 DOM
7. 2026-06-10
   days on market $225,000 Active 9 DOM
8. 2026-06-09
   days on market $225,000 Active 8 DOM
9. 2026-06-08
   days on market $225,000 Active 7 DOM
10. 2026-06-07
    days on market $225,000 Active 6 DOM
11. 2026-06-05
    days on market $225,000 Active 3 DOM
12. 2026-06-01
    remarks 238-char remark
13. 2026-06-01
    listed $225,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 15 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: $32,448
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,596
• − Management: −$2,596
• − Depreciation: −$6,545
• Taxable income: $3,607
• Est. tax owed @ 24.0%: −$866
• After-tax cash flow: $6,109/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

The property is in fair condition with moderate rehabilitation needs. Painting and landscaping can significantly improve its value.

Repairs flagged

• Major Paint — Paint appears faded and needs touch-up
• Moderate Siding — Siding appears weathered and may need repainting or replacement

Value-add opportunities

• Both Painting and repainting the exterior and interior — Fresh paint can improve the curb appeal and interior aesthetics
• Both Landscaping — Well-maintained landscaping can enhance the property's curb appeal and attract potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears faded and needs touch-up	Major	$15,000–50,000
Siding · Siding appears weathered and may need repainting or replacement	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$18,000–65,000

Value-add ROI direction

• Both Painting and repainting the exterior and interior — Fresh paint can improve the curb appeal and interior aesthetics ↑
• Both Landscaping — Well-maintained landscaping can enhance the property's curb appeal and attract potential buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Larksville

• Score: 77/100
• State rank: #354
• US rank: #3113

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Larksville, PA
• Population (ZIP): 8,672

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 10% Black 5% Two or more races 4%
• Hispanic origin (detail): Mexican 3% Dominican 5%
• Common ancestry: Romanian 19% Scotch-Irish 2% Iranian 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 7% 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: ▼ -29.78%
• Current HPI: 229.6791
• 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

1 event — show timeline

• 2026-06-01 Listed $225,000 LCAR