663 Quincy St · West Hazleton, PA 18202

$234,900

3 bd · 1.0 ba · 1,160 sqft · SingleFamily public records · 3 Days on market

Built 1964 9,148 sqft lot Est $208k · 13% 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).

• Appreciation +10.0/10.0
• Cash flow +8.6/30.0
• Livability +3.3/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Schools +2.0/10.0
• ARV discount +1.6/15.0

Listing remarks

Cozy 3-Bedroom Home with Great Outdoor Space!Beautifully maintained 3-bedroom, 1-bathroom home featuring great curb appeal, manicured landscaping, and a functional layout. Enjoy a large private yard perfect for entertaining, relaxing, pets, or gardening, plus a detached storage shed for extra space. Highlights:3 Bedrooms | 1 BathroomSpacious private yardDetached storage shed

Key facts

• Private yard
• Outdoor space
• 9,148 sq ft lot

Tags

• OUTDOOR SPACE
• PRIVATE YARD
• DETACHED STORAGE SHED

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Vinyl siding
• Exterior features: Asbestos shingle roof

Interior

• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Electric baseboard heating
• Interior features: Finished basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-201 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (15.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (22.7% below list).
• Recommended offer: $181k (22.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#1,036 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; 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: 270 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).
• This rent runs 39% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $25k 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.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $181,498 (22.7% 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 1964 — 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: 0.77% ✗
• Cap rate: 5.27%
• Cash-on-cash: -3.66%
• DSCR: 0.84
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $207,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
621 Putnam St	0.34mi	3/1.5	1,080 (-7%)	1mo	$235,000	$218	70
529 Putnam St	0.40mi	3/1.0	1,213 (+5%)	8mo	$250,000	$206	67
536 Green St	0.70mi	3/1.0	1,200 (+3%)	3mo	$215,000	$179	59
304 Green St	0.67mi	4/1.0 (+1)	1,138 (-2%)	2mo	$220,000	$193	59
715 Roosevelt St	0.73mi	3/1.0	1,092 (-6%)	0mo	$242,977	$223	56
737 North St	0.71mi	3/1.0	1,152 (-1%)	15mo	$240,000	$208	54
106 Green St	0.70mi	3/1.0	1,235 (+6%)	9mo	$145,000	$117	49
711 Boundary St	0.68mi	3/2.0	1,240 (+7%)	6mo	$154,000	$124	48
517 Green St	0.67mi	3/1.0	1,031 (-11%)	12mo	$165,000	$160	40
784 Roosevelt St	0.59mi	3/1.0	1,288 (+11%)	17mo	$155,000	$120	40
874 Branch Ct	0.69mi	3/1.0	1,320 (+14%)	11mo	$235,000	$178	36
623 Green St	0.70mi	2/2.0 (-1)	1,260 (+9%)	11mo	$128,000	$102	35

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: 21.7%
• Equity multiple: 2.75×
• Total profit: $115,188
• Equity at exit: $211,617

10-year hold

• IRR: 19.5%
• Equity multiple: 6.31×
• Total profit: $349,326
• Equity at exit: $456,359

Cash invested: $65,772 (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 18202

• Home prices YoY: 7.1%
• Active inventory: 270
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,815 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$305 /mo · $3,657/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-201

Break-even live

Break-even rent $2,069

Max offer price $199,455

Occupancy floor —

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1015 Lincoln St Hazleton, PA	2.0	1.0	900	$1,499	$1.67	43d	1	0.73mi

Listing history 5 events

1. 2026-06-03
   status $234,900 Pending 3 DOM
2. 2026-06-02
   days on market $234,900 Active 3 DOM
3. 2026-06-01
   days on market $234,900 Active 2 DOM
4. 2026-05-30
   remarks 377-char remark
5. 2026-05-30
   listed $234,900 Active 1 DOM

ⓘ 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: $3,657 · $305/mo
• Projected year-2 tax: $3,684 · $307/mo
• Expected delta: +$27/yr (+$2/mo · 0.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $21,780
• − Mortgage interest: −$13,158
• − Property taxes: −$3,657
• − Insurance: −$1,174
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − Depreciation: −$6,833
• Taxable loss: −$6,528
• Est. tax savings @ 24.0%: +$1,567
• After-tax cash flow: $-841/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 — West Hazleton

• Score: 66/100
• State rank: #1036
• US rank: #11561

Category grades

Amenities F 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: West Hazleton, PA
• County: Luzerne County · 118,885 people
• Metro: Scranton--Wilkes-Barre, PA
• Population (ZIP): 13,755
• Household income: $55,153
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 369.0

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: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 33% Two or more races 9% Black 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Dominican 22%
• Common ancestry: Romanian 13% Iranian 1% Lithuanian 1%
• Foreign-born: 18% · Canada, Jamaica
• Languages at home: 71% English-only · Spanish 26% Russian/Polish/Slavic 1% Other Indo-European 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: ▲ 20.19%
• Current HPI: 306.1029
• Rent YoY: —
• 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

• 2026-05-29 Listed $234,900 LCAR

Property tax history

+3.2%/yr

Latest (2026): $3,657 · +10.7% YoY. Source: county tax records.