210 Union St · Pringle, PA 18704

$199,900

3 bd · 2.0 ba · 1,768 sqft · SingleFamily public records · 5 Days on market

Built 1920 7,500 sqft lot Est $242k · 17% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.3/30.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• 1% rule +3.7/10.0
• Rent growth +3.7/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into the perfect blend of charm & convenience w/ this inviting 3 bed/2 bath home! Enjoy a warm country-inspired feel while being just minutes from town, giving you the best of both worlds. The spacious driveway offers plenty of parking for family & guests, while the fenced-in backyard is your own private retreat--ideal for relaxing evenings/entertaining! Schedule your showing today!

Key facts

• Spacious driveway
• Fenced-in backyard
• 7,500 sq ft lot

Tags

• FENCED-IN BACKYARD
• SPACIOUS DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-1 ($-16/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (13.0% below list).
• Recommended offer: $174k (13.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#337 in PA, #2,954 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, 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 21d on market — plan ~3-4 weeks tenant-placement turnaround); 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).
• This rent runs 32% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $173,929 (13.0% 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 1920 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.87% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.03%
• DSCR: 1.00
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $242,216
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
153 John St	0.09mi	3/1.5	1,590 (-10%)	1mo	$114,000	$72	76
807 Woodland Dr	0.34mi	3/2.0	1,680 (-5%)	3mo	$295,000	$176	74
155 Dorrance St	0.10mi	3/1.5	1,568 (-11%)	3mo	$120,000	$77	72
13 Cooper St	0.41mi	3/1.0	1,724 (-2%)	2mo	$102,500	$59	71
456 Walnut St	0.45mi	3/1.5	1,750 (-1%)	5mo	$225,000	$129	71
573 Rutter Ave	0.66mi	3/1.5	1,804 (+2%)	5mo	$250,000	$139	60
59 Division St	0.40mi	4/1.0 (+1)	1,904 (+8%)	2mo	$125,000	$66	58
14 Ross St	0.50mi	3/2.0	1,540 (-13%)	0mo	$230,000	$149	55
133 Yeager Ave	0.72mi	3/1.5	1,871 (+6%)	0mo	$380,000	$203	54
136 Walnut St	0.62mi	4/1.5 (+1)	1,886 (+7%)	0mo	$310,000	$164	53
36 Snowden St	0.72mi	3/2.0	1,552 (-12%)	2mo	$207,900	$134	44
29 Ross St	0.47mi	4/1.0 (+1)	1,508 (-15%)	2mo	$207,000	$137	43

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: -14.5%
• Equity multiple: 0.47×
• Total profit: $-29,518
• Equity at exit: $29,806

10-year hold

• IRR: -3.3%
• Equity multiple: 0.76×
• Total profit: $-13,263
• Equity at exit: $17,284

Cash invested: $55,972 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,739 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$244 /mo · $2,925/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-1

Break-even live

Break-even rent $1,741

Max offer price $199,671

Occupancy floor 95%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
147 W Dorrance St Kingston, PA	3.0	1.5	2000	$1,900	$0.95	21d	1	0.13mi
6 Gershom Pl Kingston, PA	2.0	2.5	2000	$2,350	$1.18	43d	1	0.41mi
98 E Walnut St Kingston, PA	3.0	1.0	1280	$1,500	$1.17	21d	1	0.58mi
255 Zerby Ave Kingston, PA	3.0	1.0	2380	$1,350	$0.57	21d	1	0.64mi
54 Butler St Kingston, PA	4.0	2.5	2174	$2,000	$0.92	43d	1	0.66mi
27 Penn St Kingston, PA	3.0	1.5	1225	$1,550	$1.27	21d	1	0.66mi
365 N Maple Ave Kingston, PA	3.0	1.0	1600	$1,400	$0.88	21d	1	0.68mi
41 Pulaski St Kingston, PA	3.0	1.5	1292	$1,450	$1.12	21d	1	0.70mi
9 Snowden St Forty Fort, PA	3.0	1.0	1500	$1,250	$0.83	21d	1	0.71mi
36 Pulaski St Kingston, PA	3.0	2.0	1432	$1,600	$1.12	13d	1	0.72mi
11 Holiday Dr Kingston, PA	1.0–3.0	1.0–2.5	1083	$2,639	$2.44	13d	14	0.88mi
9-10 Meyers Ct Kingston, PA	3.0	1.0	1250	$1,500	$1.20	21d	1	0.99mi
56 E Grove St Kingston, PA	3.0	2.0	2296	$1,250	$0.54	21d	1	1.01mi
41 Main St Kingston, PA	3.0	1.0	1350	$1,400	$1.04	21d	1	1.04mi
58 Jackson St Kingston, PA	4.0	2.0	1600	$2,000	$1.25	43d	1	1.19mi
20 N Loveland Ave Kingston, PA	3.0	2.0	1400	$1,775	$1.27	13d	1	1.20mi
321 Shoemaker St Kingston, PA	3.0	1.5	1598	$1,750	$1.10	21d	1	1.32mi
79 Washington St Kingston, PA	4.0	1.5	1800	$1,750	$0.97	13d	1	1.38mi

Listing history 3 events

1. 2026-04-02
   status Pending
2. 2026-03-28
   listed $199,900 Active
3. 2019-12-17
   listed $135,000

ⓘ 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: $2,925 · $244/mo
• Projected year-2 tax: $3,042 · $253/mo
• Expected delta: +$117/yr (+$10/mo · 4.0%)

ⓘ 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 · 21% 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: $20,871
• − Mortgage interest: −$11,198
• − Property taxes: −$2,925
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,670
• − Management: −$1,670
• − Depreciation: −$5,815
• Taxable loss: −$3,405
• Est. tax savings @ 24.0%: +$817
• After-tax cash flow: $802/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 — Pringle

• Score: 77/100
• State rank: #337
• US rank: #2954

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pringle, PA
• County: Luzerne County · 118,885 people
• City population: 30,997
• 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

+48.1% since first listed

3 events — show timeline

• 2026-04-02 Pending — LCAR
• 2026-03-28 Listed $199,900 LCAR
• 2019-12-17 Listed $135,000 LCAR

Property tax history

+2.4%/yr

Latest (2026): $2,925 · +0.4% YoY. Source: county tax records.