1013 Woodhaven Dr · Hickory Hills, PA 18661

$20,000

2 bd · 1.0 ba · 810 sqft · SingleFamily public records · 16 Days on market

Built 1960 0.26 ac lot

---

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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Investor opportunity in White Haven! This property at 1013 Woodhaven Dr offers strong potential for renovation, resale, or long-term hold. Located in a quiet residential area with convenient access to major roadways, the home sits on a spacious lot and provides a greatopportunity to add value.

Key facts

• Spacious lot
• 0.26 acre lot
• Built 1960

Tags

• QUIET RESIDENTIAL AREA
• SPACIOUS LOT

Property features AI

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Well water; Circuit breaker electric service; Sewer service unknown; Utilities: see remarks
• Home design: Single-family residence; Residential property; Built around 1960 (estimated)
• Construction: Aluminum siding and T1-11 exterior; Combination foundation; Other roof type
• Exterior features: Level lot; Asphalt road frontage; Shed(s) on property; No additional exterior features listed

Interior

• Kitchen: No appliances listed
• Bedrooms: 2 bedrooms
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Fireplace; Crawl opening to attic; Basement (combination foundation) with unspecified finish; Other interior features
• Laundry & utility: No washer/dryer listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $968 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $20k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#1,624 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; 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: 70 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 $2k of equity ($138 loan paydown + $2k 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($20k) is reasonable based on typical stale-listing flexibility.

Recommended offer $19,700 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 7.00% ✓
• Cap rate: 64.36%
• Cash-on-cash: 207.38%
• DSCR: 10.23
• GRM: 1.2

CMA / ARV

• ARV (on-the-fly): $158,760
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
78 Lake Dr	0.27mi	3/1.5 (+1)	800 (-1%)	14mo	$169,000	$211	67
17 Brookside Dr	0.20mi	2/1.5	800 (-1%)	24mo	$136,000	$170	66
26 Vacation Dr	0.51mi	3/1.0 (+1)	828 (+2%)	4mo	$162,000	$196	64
57 Sunshine Dr	0.46mi	2/1.0	750 (-7%)	7mo	$152,000	$203	60
1252 Woodhaven Dr	0.51mi	2/1.0	816 (+1%)	18mo	$113,000	$138	60
68 Holiday Dr	0.52mi	3/1.5 (+1)	905 (+12%)	1mo	$235,000	$260	48
60 Vacation Dr	0.73mi	2/1.0	900 (+11%)	1mo	$172,500	$192	47
1269 Woodhaven Dr	0.42mi	2/1.0	720 (-11%)	22mo	$140,000	$194	43
68 Holiday Dr	0.52mi	3/1.5 (+1)	896 (+11%)	11mo	$210,000	$234	42

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: —
• Equity multiple: 13.96×
• Total profit: $72,552
• Equity at exit: $18,018

10-year hold

• IRR: —
• Equity multiple: 30.50×
• Total profit: $165,225
• Equity at exit: $38,856

Cash invested: $5,600 (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 18661

• Home prices YoY: 15.0%
• Active inventory: 70
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $968

Break-even live

Break-even rent $175

Max offer price $20,000

Occupancy floor 26%

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Lee Rd White Haven, PA	3.0	2.0	1000	$1,400	$1.40	44d	1	0.69mi

Listing history 11 events

1. 2026-06-19
   days on market $20,000 Active 16 DOM
2. 2026-06-18
   days on market $20,000 Active 15 DOM
3. 2026-06-17
   days on market $20,000 Active 14 DOM
4. 2026-06-16
   days on market $20,000 Active 13 DOM
5. 2026-06-15
   days on market $20,000 Active 12 DOM
6. 2026-06-14
   days on market $20,000 Active 10 DOM
7. 2026-06-12
   days on market $20,000 Active 9 DOM
8. 2026-06-09
   days on market $20,000 Active 6 DOM
9. 2026-06-08
   days on market $20,000 Active 5 DOM
10. 2026-06-07
    remarks 294-char remark
11. 2026-06-07
    listed $20,000 Active 4 DOM

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% 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: $16,800
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$582
• Taxable income: $12,010
• Est. tax owed @ 24.0%: −$2,882
• After-tax cash flow: $8,731/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 — Hickory Hills

• Score: 57/100
• State rank: #1624
• US rank: #22283

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hickory Hills, PA
• Population (ZIP): 5,541

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 16% Lithuanian 2% Polish 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Other Asian/Pacific 1% Russian/Polish/Slavic 1% Spanish 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: ▲ 38.68%
• Current HPI: 296.5596
• 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

1 event — show timeline

• 2026-06-01 Listed $20,000 GSBR as distributed by MLS GRID

Property tax history

+2.8%/yr

Latest (2026): $1,568 · +4.6% YoY. Source: county tax records.