343 Adams St · Freeland, PA 18224

$147,900

3 bd · 1.0 ba · 1,462 sqft · SingleFamily public records · 91 Days on market

Built 1930 1,742 sqft lot $101/sqft · 10% below area Est $164k · 10% under

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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 +21.2/30.0
• ARV discount +11.9/15.0
• Appreciation +10.0/10.0
• DSCR +6.8/10.0
• 1% rule +4.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Nicely kept 3 Bedrooms, with newer gas boiler and attic storage. Enclosed front porch and parking on rear yard.

Key facts

• Attic storage
• Parking on rear yard
• Newer gas boiler

Tags

• NEWER GAS BOILER
• ATTIC STORAGE
• ENCLOSED FRONT PORCH
• PARKING ON REAR YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/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 $145k (2.0% below list).
• Recommended offer: $135k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 6.3% in Freeland — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 61/100 on livability (#1,409 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A-; Watch: schools F, amenities F, commute F.
• Hazleton Area SD (suburban): math 18% / reading 30% proficiency, ranked #476 of 539 in PA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 43 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

• 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 $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago 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 $35k; list at $148k implies a 323% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $134,589 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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 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?
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: 0.98% ✗
• Cap rate: 8.03%
• Cash-on-cash: 6.22%
• DSCR: 1.28
• GRM: 8.5

CMA / ARV

• ARV (median comp): $163,772
• List price: $147,900
• Delta: -9.69%
• 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
635 Vine St	0.38mi	3/1.5	1,438 (-2%)	3mo	$145,000	$101	75
505 Cedar St	0.38mi	3/1.5	1,504 (+3%)	6mo	$212,500	$141	70
957 Chestnut St	0.49mi	2/1.0 (-1)	1,489 (+2%)	0mo	$73,825	$50	69
909 Birkbeck St	0.38mi	3/1.0	1,320 (-10%)	0mo	$110,000	$83	66
169 Alvin St	0.50mi	3/1.0	1,392 (-5%)	5mo	$189,900	$136	64
611 Washington St	0.20mi	3/1.0	1,248 (-15%)	3mo	$119,900	$96	64
315 Alvin St	0.52mi	4/1.0 (+1)	1,498 (+2%)	5mo	$130,000	$87	63
710 Walnut St St	0.31mi	3/1.0	1,260 (-14%)	8mo	$105,000	$83	56
437 Alvin St	0.56mi	4/1.5 (+1)	1,558 (+7%)	1mo	$191,000	$123	55
714 Ingham St	0.41mi	3/1.0	1,248 (-15%)	2mo	$95,000	$76	55
942 Burton St	0.44mi	3/1.0	1,260 (-14%)	3mo	$75,000	$60	54
1130 Centre St	0.61mi	3/1.5	1,680 (+15%)	6mo	$294,900	$176	40

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: 28.8%
• Equity multiple: 3.27×
• Total profit: $94,178
• Equity at exit: $133,240

10-year hold

• IRR: 25.0%
• Equity multiple: 7.44×
• Total profit: $266,527
• Equity at exit: $287,337

Cash invested: $41,412 (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 18224

• Home prices YoY: 9.2%
• Active inventory: 43
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$776
• Tax from tax record: −$94 /mo · $1,125/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $215

Break-even live

Break-even rent $1,178

Max offer price $147,900

Occupancy floor 80%

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: $36,975
• Closing costs: $4,437
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Terrace Rd Freeland, PA	3.0	1.0	1150	$1,450	$1.26	21d	1	0.62mi

Listing history 20 events

1. 2026-06-19
   days on market $147,900 Active 91 DOM
2. 2026-06-18
   days on market $147,900 Active 90 DOM
3. 2026-06-17
   days on market $147,900 Active 89 DOM
4. 2026-06-16
   days on market $147,900 Active 88 DOM
5. 2026-06-15
   days on market $147,900 Active 87 DOM
6. 2026-06-14
   days on market $147,900 Active 85 DOM
7. 2026-06-12
   days on market $147,900 Active 84 DOM
8. 2026-06-09
   days on market $147,900 Active 81 DOM
9. 2026-06-08
   days on market $147,900 Active 80 DOM
10. 2026-06-07
    days on market $147,900 Active 79 DOM
11. 2026-06-02
    days on market $147,900 Active 74 DOM
12. 2026-06-01
    days on market $147,900 Active 73 DOM
13. 2026-05-31
    days on market $147,900 Active 72 DOM
14. 2026-05-30
    days on market $147,900 Active 71 DOM
15. 2026-03-17
    listed $150,000 Active 111-char remark

    Show marketing remark (111 chars)

    Nicely kept 3 Bedrooms, with newer gas boiler and attic storage. Enclosed front porch and parking on rear yard.

16. 2018-08-01
    soldstatus $35,000 256-char remark

    Show marketing remark (256 chars)

    Newer Kitchen, 3 Bedroom, Very economical Coal Heat, 1 bath on 2nd floor, possible 3rd floor 4th & 5th bedroom, Separate attic storage, Area nice fenced yard for children or pets. Additional parking spot on the back of the house, enclose front porch.

17. 2018-03-26
    listed $37,900 256-char remark

    Show marketing remark (256 chars)

    Newer Kitchen, 3 Bedroom, Very economical Coal Heat, 1 bath on 2nd floor, possible 3rd floor 4th & 5th bedroom, Separate attic storage, Area nice fenced yard for children or pets. Additional parking spot on the back of the house, enclose front porch.

18. 2017-02-03
    soldstatus $24,000
19. 2014-08-24
    listed $26,900
20. 2006-03-13
    soldstatus $45,000

ⓘ 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: $1,125 · $94/mo
• Projected year-2 tax: $1,731 · $144/mo
• Expected delta: +$606/yr (+$50/mo · 53.8%)

ⓘ 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 2/10 Low 7 d/yr ≥90°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $17,400
• − Mortgage interest: −$8,285
• − Property taxes: −$1,125
• − Insurance: −$740
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$4,303
• Taxable income: $164
• Est. tax owed @ 24.0%: −$39
• After-tax cash flow: $2,535/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: Hazleton Area SD
• NCES district ID: 4211700
• Math proficiency: 18% ▼ -3.00%
• Reading proficiency: 30% ▼ -15.00%
• Median HH income: $42,247
• Composite: 20.44/100
• National rank: #8582
• State rank: #476 of 539 in PA

Livability — Freeland

• Score: 61/100
• State rank: #1409
• US rank: #17813

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Freeland, PA
• City population: 5,954
• Population (ZIP): 5,954

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 12% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 8% Dominican 3%
• Common ancestry: Romanian 13% Scotch-Irish 4% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 87% English-only · Spanish 10% 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: ▲ 22.89%
• Current HPI: 270.8055
• 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

+233.3% since first listed

6 events — show timeline

• 2026-03-17 Listed $150,000 LCAR
• 2018-08-01 Sold (MLS) $35,000 LCAR
• 2018-03-26 Listed $37,900 LCAR
• 2017-02-03 Sold (MLS) $24,000 LCAR
• 2014-08-24 Listed $26,900 LCAR
• 2006-03-13 Sold (Public Records) $45,000 Public Records

Property tax history

+2.9%/yr

Latest (2026): $1,125 · +3.8% YoY. Source: county tax records.