114 Hemlock St · Sugar Notch, PA 18706

$165,000

4 bd · 2.0 ba · 1,692 sqft · MultiFamily public records · 45 Days on market

Built 1925 3,300 sqft lot $98/sqft · at area comps Est $174k · 5% 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
• DSCR +10.0/10.0
• ARV discount +9.8/15.0
• 1% rule +8.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Spacious half-double located in Wilkes-Barre with separate utilities for each unit. Close proximity to public transportation, shopping, and city conveniences. Great opportunity for investors or owner-occupants seeking rental income potential.

Key facts

• Immediate cash flow
• Turnkey property
• Keeping expenses low

Tags

• INVESTMENT OPPORTUNITY
• IMMEDIATE CASH FLOW
• TENANTS PAY UTILITIES
• KEEPING EXPENSES LOW
• WELL-LOCATED
• TURNKEY PROPERTY

Property features AI

Finance

• Other: Lot dimensions approximately 40 x 82.5 feet
• Financial info: Annual tax: $1,692.32

Exterior

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

Interior

• Heating & cooling: Electric baseboard heating
• Interior features: Basement present; Electric baseboard heating

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $165k.

Deal economics

• At list price, monthly cash flow is $732 ($9k/yr) — positive. Per door: $366/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#931 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Hanover Area SD (suburban): math 19% / reading 25% proficiency, ranked #484 of 539 in PA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 81 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).
• At $2,287/mo this rent would consume 47% of the median local household income ($59k/yr) (locally 568% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $105k; list at $165k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% 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 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.39% ✓
• Cap rate: 11.61%
• Cash-on-cash: 19.00%
• DSCR: 1.85
• GRM: 6.0

CMA / ARV

• ARV (median comp): $173,952
• List price: $165,000
• Delta: -5.15%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 Hemlock St	0.03mi	3/2.0 (-1)	1,808 (+7%)	18mo	$140,000	$77	68

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: 10.9%
• Equity multiple: 1.43×
• Total profit: $19,858
• Equity at exit: $24,602

10-year hold

• IRR: 19.9%
• Equity multiple: 2.67×
• Total profit: $77,275
• Equity at exit: $14,266

Cash invested: $46,200 (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 18706

• Active inventory: 81
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,287 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$141 /mo · $1,692/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $732

Break-even live

Break-even rent $1,361

Max offer price $165,000

Occupancy floor 63%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,288
Total (2 units)			$2,287

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
735 Main St Apt 2 Sugar Notch, PA	3.0	2.0	1400	$2,100	$1.50	44d	1	0.07mi
735 Main St Apt 2 Sugar Notch, PA	3.0	2.0	1400	$1,800	$1.29	21d	1	0.07mi
320 South St Wilkes-Barre, PA	3.0	1.0	1200	$1,400	$1.17	44d	1	1.22mi
221 Bauer St Hanover Township, PA	3.0	1.0	1375	$1,600	$1.16	21d	1	1.26mi
221 Bauer St Hanover Township, PA	3.0	1.0	1200	$1,600	$1.33	44d	1	1.26mi

Listing history 19 events

1. 2026-06-15
   status $165,000 Pending 45 DOM
2. 2026-06-15
   days on market $165,000 Active 45 DOM
3. 2026-06-14
   days on market $165,000 Active 43 DOM
4. 2026-06-13
   days on market $165,000 Active 42 DOM
5. 2026-06-10
   days on market $165,000 Active 40 DOM
6. 2026-06-09
   days on market $165,000 Active 39 DOM
7. 2026-06-08
   days on market $165,000 Active 38 DOM
8. 2026-06-07
   days on market $165,000 Active 37 DOM
9. 2026-06-02
   days on market $165,000 Active 32 DOM
10. 2026-06-01
    days on market $165,000 Active 31 DOM
11. 2026-05-31
    days on market $165,000 Active 30 DOM
12. 2026-05-30
    days on market $165,000 Active 29 DOM
13. 2026-05-01
    listed $165,000 Active 344-char remark
14. 2025-11-17
    soldstatus $105,000 Closed 242-char remark

    Show marketing remark (242 chars)

    Spacious half-double located in Wilkes-Barre with separate utilities for each unit. Close proximity to public transportation, shopping, and city conveniences. Great opportunity for investors or owner-occupants seeking rental income potential.

15. 2025-10-21
    status Pending 242-char remark

    Show marketing remark (242 chars)

    Spacious half-double located in Wilkes-Barre with separate utilities for each unit. Close proximity to public transportation, shopping, and city conveniences. Great opportunity for investors or owner-occupants seeking rental income potential.

16. 2025-09-30
    listed $109,000 Active 242-char remark

    Show marketing remark (242 chars)

    Spacious half-double located in Wilkes-Barre with separate utilities for each unit. Close proximity to public transportation, shopping, and city conveniences. Great opportunity for investors or owner-occupants seeking rental income potential.

17. 2025-01-24
    price $149,900
18. 2025-01-17
    price $159,900
19. 2025-01-13
    price $164,900

ⓘ 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: $1,692 · $141/mo
• Projected year-2 tax: $2,150 · $179/mo
• Expected delta: +$457/yr (+$38/mo · 27.0%)

ⓘ 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 ≥94°F today · 16 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: $27,444
• − Mortgage interest: −$9,243
• − Property taxes: −$1,692
• − Insurance: −$825
• − Repairs & maintenance: −$2,196
• − Management: −$2,196
• − Depreciation: −$4,800
• Taxable income: $6,493
• Est. tax owed @ 24.0%: −$1,558
• After-tax cash flow: $7,222/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: Hanover Area SD
• NCES district ID: 4211420
• Math proficiency: 19% ▼ -3.00%
• Reading proficiency: 25% ▼ -21.00%
• Median HH income: $40,015
• Composite: 18.6/100
• National rank: #8903
• State rank: #484 of 539 in PA

Livability — Sugar Notch

• Score: 67/100
• State rank: #931
• US rank: #10128

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sugar Notch, PA
• County: Luzerne County · 118,885 people
• Metro: Scranton--Wilkes-Barre, PA
• Population (ZIP): 16,387
• Household income: $58,558
• Rent vs Own: 33.7% rent · 66.3% own
• Severe rent burden: 568.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 17% Two or more races 11% Black 3%
• Hispanic origin (detail): Puerto Rican 9% Dominican 4%
• Common ancestry: Romanian 18% Scotch-Irish 3% Subsaharan African 1%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Asian/Pacific 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: ▼ -150.02%
• Current HPI: 196.19
• Rent YoY: —
• 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

+0.1% since first listed

8 events — show timeline

• 2026-06-15 Pending — LCAR
• 2026-05-01 Listed $165,000 LCAR
• 2025-11-17 Sold (MLS) $105,000 LCAR
• 2025-10-21 Pending — LCAR
• 2025-09-30 Listed $109,000 LCAR
• 2025-01-24 Price Changed $149,900 GSBR as distributed by MLS GRID
• 2025-01-17 Price Changed $159,900 GSBR as distributed by MLS GRID
• 2025-01-13 Price Changed $164,900 GSBR as distributed by MLS GRID

Property tax history

+5.8%/yr

Latest (2026): $1,692 · +0.3% YoY. Source: county tax records.