61 Trolley · Harveys Lake, PA 18618

$50,000

3 bd · 1.0 ba · 1,796 sqft · SingleFamily · 21 Days on market

Poor condition 4,708 sqft lot

---

Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

Please be careful entering the property. Charming fixer upper cottage-style home featuring 3 bedrooms and 1 full bath in a peaceful setting near Harveys Lake. This cozy property offers comfortable living spaces, a functional layout, and plenty of character throughout. A great opportunity for year-round living, a weekend getaway, or an investment property.

Key facts

• 4,708 sq ft lot
• Listed 21 days

Property features AI

Exterior

• Utilities: Public sewer
• Home design: Single-family residence; Two levels
• Construction: Wood siding construction
• Exterior features: Cleared lot

Interior

• Bedrooms: Total of 6 rooms (bedrooms and living spaces combined)
• Bathrooms: 1 full bathroom
• Interior features: Partially finished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#923 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools C-, amenities F, commute F.
• Lake-Lehman SD (rural): math 39% / reading 59% proficiency, ranked #176 of 539 in PA (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 36 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 $1k of equity ($346 loan paydown + $858 appreciation (1.7% local appreciation)).
• Luzerne County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Recommended offer $49,250 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 3.91% ✓
• Cap rate: 35.06%
• Cash-on-cash: 102.73%
• DSCR: 5.57
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $544,188
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
54 Old Lake Road Rd	0.20mi	4/3.0 (+1)	1,692 (-6%)	12mo	$512,500	$303	59
21 Sunset Ter	0.26mi	3/2.0	1,944 (+8%)	24mo	$285,000	$147	50
22 Annabelle Ave	0.44mi	2/2.0 (-1)	1,568 (-13%)	6mo	$240,000	$153	45
3203 Lakeside Dr	0.48mi	4/1.5 (+1)	1,560 (-13%)	12mo	$1,050,000	$673	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.65×
• Total profit: $79,077
• Equity at exit: $18,959

10-year hold

• IRR: —
• Equity multiple: 13.78×
• Total profit: $178,917
• Equity at exit: $26,728

Cash invested: $14,000 (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 18618

• Home prices YoY: 0.6%
• Active inventory: 36
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,955 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $1,199

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 34%

Sensitivity live

Price	-10% $1,233	-5% $1,216	+0% $1,199	+5% $1,181	+10% $1,164
Rent	-10% $1,044	-5% $1,121	+0% $1,199	+5% $1,276	+10% $1,353
Rate	-1.0pp $1,224	-0.5pp $1,211	base $1,199	+0.5pp $1,186	+1.0pp $1,172

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   status $50,000 Pending 21 DOM
2. 2026-06-17
   days on market $50,000 Active 21 DOM
3. 2026-06-16
   days on market $50,000 Active 20 DOM
4. 2026-06-15
   days on market $50,000 Active 19 DOM
5. 2026-06-14
   days on market $50,000 Active 17 DOM
6. 2026-06-13
   days on market $50,000 Active 16 DOM
7. 2026-06-10
   days on market $50,000 Active 14 DOM
8. 2026-06-09
   days on market $50,000 Active 13 DOM
9. 2026-06-08
   days on market $50,000 Active 12 DOM
10. 2026-06-07
    days on market $50,000 Active 11 DOM
11. 2026-06-02
    days on market $50,000 Active 6 DOM
12. 2026-06-01
    days on market $50,000 Active 5 DOM
13. 2026-05-31
    days on market $50,000 Active 4 DOM
14. 2026-05-30
    days on market $50,000 Active 3 DOM
15. 2026-05-27
    listed $50,000 Active

ⓘ 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 ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,454
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,876
• − Management: −$1,876
• − Depreciation: −$1,455
• Taxable income: $14,446
• Est. tax owed @ 24.0%: −$3,467
• After-tax cash flow: $10,915/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 · 6 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including a new roof, siding, and landscaping. Immediate action is needed to stabilize the structure and improve its appearance for resale or rental.

Repairs flagged

• Major roof — Missing shingles and exposed framing
• Major siding — Weathered and peeling
• Major exterior walls — Exposed framing and structural damage
• Major landscaping — Overgrown and debris present

Value-add opportunities

• Both roof replacement — Critical to the structural integrity and appearance of the home
• Both exterior siding repair/replacement — Improves the home's curb appeal and structural integrity
• Both landscaping and debris removal — Enhances the home's appearance and safety
• Both fencing repair — Ensures safety and property boundary integrity

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Missing shingles and exposed framing	Major	$15,000–50,000
siding · Weathered and peeling	Major	$15,000–50,000
exterior walls · Exposed framing and structural damage	Major	$15,000–50,000
landscaping · Overgrown and debris present	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both roof replacement — Critical to the structural integrity and appearance of the home ↑
• Both exterior siding repair/replacement — Improves the home's curb appeal and structural integrity ↑
• Both landscaping and debris removal — Enhances the home's appearance and safety ↑
• Both fencing repair — Ensures safety and property boundary integrity ↑

ⓘ 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: Lake-Lehman SD
• NCES district ID: 4213020
• Math proficiency: 39% ▼ -6.00%
• Reading proficiency: 59% ▼ -5.00%
• Median HH income: $60,161
• Composite: 42.85/100
• National rank: #3129
• State rank: #176 of 539 in PA

Livability — Harveys Lake

• Score: 68/100
• State rank: #923
• US rank: #9992

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harveys Lake, PA
• City population: 3,583
• Population (ZIP): 3,583

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 17% Scotch-Irish 3% Subsaharan African 1%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 2% 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: ▲ 1.72%
• Current HPI: 314.2169
• 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

• 2026-05-27 Listed $50,000 LCAR