640 Vine St · Freeland, PA 18224

$229,000

4 bd · 1.5 ba · 1,980 sqft · SingleFamily public records · 7 Days on market

Built 1925 3,485 sqft lot Est $212k · 8% over

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Why this score? — see what drove the D 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 +11.4/30.0
• Appreciation +10.0/10.0
• ARV discount +3.9/15.0
• DSCR +3.3/10.0
• Livability +3.1/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Charming 3-bed, 1.5-bath home with newer roof in need of some TLC, offers great potential to turn into your dream home. Features bright living room, formal dining, large kitchen, and first-floor laundry. Semi-finished basement with high ceilings, extra bath, and space to expand. Level backyard with alley access and covered front porch. Located close to MMI Prep, Freeland Elementary, and I-81.

Key facts

• Laundry room
• Eat-in kitchen
• Bright bay window

Tags

• EAT-IN KITCHEN
• BRIGHT BAY WINDOW
• FIRST FLOOR HALF BATH
• LAUNDRY ROOM
• WALK-IN HALL CLOSET
• UPDATED FULL BATHROOM

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $-80 ($-960/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (24.2% below list).
• Recommended offer: $174k (24.2% below list) — sets the bar for 1% rule.

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: amenities F, commute F, employment 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.
• Zoned schools: Freeland El/Ms (math 8% / reading 27%, grade F, #1,295 of 1,518 statewide, top 86%, 951 students, 100% FRL); Hazleton Area Hs (math 53% / reading 8%, grade F, #347 of 437 statewide, top 79%, 3,795 students, 83% FRL) — zoned schools average 91% FRL vs 60% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 43 active listings in the ZIP; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $23k 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 $64k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 16y 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 $125k; list at $229k implies a 83% 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 $173,677 (24.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.76% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.50%
• DSCR: 0.93
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $211,860
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
640 Vine St	0.00mi	4/1.5	1,980 (0%)	1mo	$218,000	$110	99
830 Ridge St	0.16mi	3/1.0 (-1)	1,881 (-5%)	2mo	$145,000	$77	76
457 Hemlock St	0.18mi	4/2.5	2,091 (+6%)	5mo	$160,000	$77	74
351 Ridge St	0.28mi	4/1.5	1,879 (-5%)	9mo	$135,000	$72	71
985 Chestnut St	0.15mi	3/3.0 (-1)	2,063 (+4%)	7mo	$220,000	$107	69
458 Hemlock St	0.19mi	4/2.0	1,706 (-14%)	6mo	$205,000	$120	61
938 Birkbeck St	0.44mi	4/2.5	2,238 (+13%)	2mo	$180,000	$80	52
1155 Schwabe St	0.46mi	4/1.0	1,836 (-7%)	16mo	$90,000	$49	51
701 Foster Street St	0.44mi	3/2.5 (-1)	2,150 (+9%)	7mo	$258,000	$120	50
115 Saint Marys Dr	0.58mi	4/2.5	1,739 (-12%)	9mo	$280,000	$161	41
26 Charlwood Dr	0.73mi	3/2.5 (-1)	1,850 (-7%)	12mo	$225,000	$122	36
115 St. Mary's Dr	0.58mi	3/1.0 (-1)	1,739 (-12%)	14mo	$110,000	$63	34

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: 23.2%
• Equity multiple: 2.86×
• Total profit: $119,572
• Equity at exit: $206,301

10-year hold

• IRR: 20.7%
• Equity multiple: 6.55×
• Total profit: $356,018
• Equity at exit: $444,897

Cash invested: $64,120 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,737 medium
• Mortgage (P&I): −$1,201
• Tax from tax record: −$156 /mo · $1,868/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-80

Break-even live

Break-even rent $1,838

Max offer price $214,872

Occupancy floor 100%

Sensitivity live

Price	-10% $50	-5% $-15	+0% $-80	+5% $-145	+10% $-210
Rent	-10% $-217	-5% $-149	+0% $-80	+5% $-11	+10% $57
Rate	-1.0pp $35	-0.5pp $-22	base $-80	+0.5pp $-139	+1.0pp $-200

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-04-15
   status Pending
2. 2026-04-08
   listed $229,000 Active
3. 2025-12-01
   soldstatus $125,000
4. 2025-11-25
   soldstatus $125,000 Closed 395-char remark

   Show marketing remark (395 chars)

   Charming 3-bed, 1.5-bath home with newer roof in need of some TLC, offers great potential to turn into your dream home. Features bright living room, formal dining, large kitchen, and first-floor laundry. Semi-finished basement with high ceilings, extra bath, and space to expand. Level backyard with alley access and covered front porch. Located close to MMI Prep, Freeland Elementary, and I-81.

5. 2025-11-06
   status Pending 395-char remark

   Show marketing remark (395 chars)

   Charming 3-bed, 1.5-bath home with newer roof in need of some TLC, offers great potential to turn into your dream home. Features bright living room, formal dining, large kitchen, and first-floor laundry. Semi-finished basement with high ceilings, extra bath, and space to expand. Level backyard with alley access and covered front porch. Located close to MMI Prep, Freeland Elementary, and I-81.

6. 2025-10-24
   price $150,000 395-char remark

   Show marketing remark (395 chars)

   Charming 3-bed, 1.5-bath home with newer roof in need of some TLC, offers great potential to turn into your dream home. Features bright living room, formal dining, large kitchen, and first-floor laundry. Semi-finished basement with high ceilings, extra bath, and space to expand. Level backyard with alley access and covered front porch. Located close to MMI Prep, Freeland Elementary, and I-81.

7. 2025-10-14
   listed $160,000 Active 395-char remark

   Show marketing remark (395 chars)

   Charming 3-bed, 1.5-bath home with newer roof in need of some TLC, offers great potential to turn into your dream home. Features bright living room, formal dining, large kitchen, and first-floor laundry. Semi-finished basement with high ceilings, extra bath, and space to expand. Level backyard with alley access and covered front porch. Located close to MMI Prep, Freeland Elementary, and I-81.

8. 2024-12-11
   soldstatus $181,000 Closed 69-char remark

   Show marketing remark (69 chars)

   Very nicely updated Freeland 2 story single. Move in ready condition.

9. 2024-10-31
   status Pending 69-char remark

   Show marketing remark (69 chars)

   Very nicely updated Freeland 2 story single. Move in ready condition.

10. 2024-07-29
    listed $169,900 Active 69-char remark

    Show marketing remark (69 chars)

    Very nicely updated Freeland 2 story single. Move in ready condition.

11. 2012-02-08
    listed $54,900
12. 2010-07-14
    listed $64,900
13. 2010-03-26
    soldstatus $16,000
14. 2010-01-27
    listed $19,900

ⓘ 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: $1,868 · $156/mo
• Projected year-2 tax: $2,743 · $229/mo
• Expected delta: +$875/yr (+$73/mo · 46.8%)

ⓘ 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 3/10 Moderate 6% 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: $20,841
• − Mortgage interest: −$12,828
• − Property taxes: −$1,868
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,667
• − Management: −$1,667
• − Depreciation: −$6,662
• Taxable loss: −$4,996
• Est. tax savings @ 24.0%: +$1,199
• After-tax cash flow: $239/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

+1050.8% since first listed

14 events — show timeline

• 2026-04-15 Pending — LCAR
• 2026-04-08 Listed $229,000 LCAR
• 2025-12-01 Sold (Public Records) $125,000 Public Records
• 2025-11-25 Sold (MLS) $125,000 LCAR
• 2025-11-06 Pending — LCAR
• 2025-10-24 Price Changed $150,000 LCAR
• 2025-10-14 Listed $160,000 LCAR
• 2024-12-11 Sold (MLS) $181,000 LCAR
• 2024-10-31 Pending — LCAR
• 2024-07-29 Listed $169,900 LCAR
• 2012-02-08 Listed $54,900 PMAR
• 2010-07-14 Listed $64,900 PMAR
• 2010-03-26 Sold (MLS) $16,000 PMAR
• 2010-01-27 Listed $19,900 PMAR

Property tax history

+2.9%/yr

Latest (2026): $1,868 · +3.8% YoY. Source: county tax records.