211-213 Summit St · Edwardsville, PA 18704

$235,000

6 bd · 16.0 ba · 2,400 sqft · MultiFamily · 68 Days on market

Built 1935 Fair condition 7,500 sqft lot $98/sqft · 23% above area Est $190k · 23% 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 +26.0/30.0
• DSCR +8.7/10.0
• 1% rule +6.9/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• 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: 2 units. confirmed

Listing remarks MLS

Nicely upgraded 2 unit building. 3 bedrooms, 2 baths each side. Separate utilities. Large fenced in lot, redone front porch, new roof, mostly new windows. Both sides occupied.

Key facts

• Separate utilities
• Mostly new windows
• Large fenced lot

Tags

• SEPARATE UTILITIES
• LARGE FENCED LOT
• REDONE FRONT PORCH
• NEW ROOF
• MOSTLY NEW WINDOWS

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1-bath units multifamily listed at $235k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $585 ($7k/yr) — positive. Per door: $292/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $221k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#458 in PA, #4,179 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, commute F, employment 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; 1 comparable units currently listed for rent nearby; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).
• At $2,796/mo this rent would consume 52% of the median local household income ($64k/yr) (locally 1454% 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 $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 + 4.7% rent growth), your $66k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $220,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
9. 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.
10. 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.
11. 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: 1.19% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.67%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (median comp): $190,388
• List price: $235,000
• Delta: 23.43%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
54 56 Hillside Ave	0.25mi	5/4.0 (-1)	2,400 (0%)	6mo	$255,000	$106	63
624-626 Swallow St	0.18mi	6/2.0	2,523 (+5%)	5mo	$175,000	$69	59
98 100 Payne Ave	0.48mi	6/16.0	2,704 (+13%)	2mo	$125,000	$46	55
234 Church St	0.10mi	6/2.0	2,592 (+8%)	11mo	$224,500	$87	53
9 11 Jackson St	0.45mi	6/4.0	2,400 (0%)	9mo	$325,000	$135	52
59 61 Green St	0.24mi	5/2.0 (-1)	2,673 (+11%)	1mo	$205,000	$77	50
164 166 Main St	0.56mi	6/2.0	2,460 (+2%)	5mo	$185,000	$75	46
30 32 Pulaski St	0.67mi	6/2.0	2,352 (-2%)	0mo	$285,000	$121	45
184 186 Zerby Ave	0.61mi	5/3.0 (-1)	2,464 (+3%)	6mo	$230,000	$93	42
35-37 Rice Ave	0.48mi	6/2.0	2,223 (-7%)	6mo	$225,000	$101	40
295 295 1/2 Grove St	0.48mi	5/2.0 (-1)	2,634 (+10%)	11mo	$180,000	$68	32
32 34 Larkin St	0.62mi	6/2.0	2,240 (-7%)	11mo	$252,000	$113	31

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $3,927
• Equity at exit: $35,039

10-year hold

• IRR: 12.7%
• Equity multiple: 2.09×
• Total profit: $71,575
• Equity at exit: $20,319

Cash invested: $65,800 (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: 14.0×

Monthly cashflow live

• Estimated rent: $2,796 high
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $585

Break-even live

Break-even rent $2,056

Max offer price $235,000

Occupancy floor 74%

Sensitivity live

Price	-10% $747	-5% $666	+0% $585	+5% $504	+10% $422
Rent	-10% $364	-5% $474	+0% $585	+5% $695	+10% $806
Rate	-1.0pp $703	-0.5pp $645	base $585	+0.5pp $524	+1.0pp $462

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,796
Total (2 units)			$2,796

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
143 W Dorrance St Kingston, PA	5.0	1.5	2200	$2,500	$1.14	22d	1	1.31mi

Listing history 16 events

1. 2026-06-18
   days on market $235,000 Active 68 DOM
2. 2026-06-17
   days on market $235,000 Active 67 DOM
3. 2026-06-16
   days on market $235,000 Active 66 DOM
4. 2026-06-15
   days on market $235,000 Active 65 DOM
5. 2026-06-14
   days on market $235,000 Active 63 DOM
6. 2026-06-13
   days on market $235,000 Active 62 DOM
7. 2026-06-10
   days on market $235,000 Active 60 DOM
8. 2026-06-09
   days on market $235,000 Active 59 DOM
9. 2026-06-08
   days on market $235,000 Active 58 DOM
10. 2026-06-07
    days on market $235,000 Active 57 DOM
11. 2026-06-05
    days on market $235,000 Active 54 DOM
12. 2026-06-02
    days on market $235,000 Active 52 DOM
13. 2026-06-01
    days on market $235,000 Active 51 DOM
14. 2026-05-31
    days on market $235,000 Active 50 DOM
15. 2026-05-30
    days on market $235,000 Active 49 DOM
16. 2026-04-11
    listed $235,000 Active 175-char remark

    Show marketing remark (175 chars)

    Nicely upgraded 2 unit building. 3 bedrooms, 2 baths each side. Separate utilities. Large fenced in lot, redone front porch, new roof, mostly new windows. Both sides occupied.

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $33,552
• − Mortgage interest: −$13,164
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,684
• − Management: −$2,684
• − Depreciation: −$6,836
• Taxable income: $3,484
• Est. tax owed @ 24.0%: −$836
• After-tax cash flow: $6,182/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 · 12 photos

Fair 45/100 Moderate rehab

This multi-family property requires moderate renovations to improve its curb appeal and increase its value. The exterior siding and landscaping need significant attention, while the kitchen and bathrooms require updates to modernize the space and increase its value.

Repairs flagged

• Major Exterior siding — Paint is peeling and siding appears worn
• Minor Kitchen cabinets — Clutter and visible appliances
• Minor Bathroom fixtures — Clutter and outdated fixtures
• Major Landscaping — Overgrown and unkempt

Value-add opportunities

• Both Paint exterior siding — Improves curb appeal and value
• Both Replace kitchen cabinets — Modernizes kitchen and increases value
• Both Replace bathroom fixtures — Modernizes bathrooms and increases value
• Both Landscaping — Improves curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Paint is peeling and siding appears worn	Major	$15,000–50,000
Kitchen cabinets · Clutter and visible appliances	Minor	$500–3,000
Bathroom fixtures · Clutter and outdated fixtures	Minor	$500–3,000
Landscaping · Overgrown and unkempt	Major	$15,000–50,000
Total estimated repair cost · 4 items		$31,000–106,000

Value-add ROI direction

• Both Paint exterior siding — Improves curb appeal and value ↑
• Both Replace kitchen cabinets — Modernizes kitchen and increases value ↑
• Both Replace bathroom fixtures — Modernizes bathrooms and increases value ↑
• Both Landscaping — Improves curb appeal and value ↑

ⓘ 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 — Edwardsville

• Score: 75/100
• State rank: #458
• US rank: #4179

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edwardsville, PA
• County: Luzerne County · 118,885 people
• 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

1 event — show timeline

• 2026-04-11 Listed $235,000 LCAR