143 Luzerne Ave · Larksville, PA 18704

$110,000

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 79 Days on market

Built 1999 8,700 sqft lot

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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 +25.8/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Livability +3.9/5.0
• Rent growth +3.7/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 3-bedroom, 2-bath manufactured home on a foundation with a new roof, brand new back stoop and updated flooring, offers the perfect blend of comfort and convenience. Enjoy a fenced-in backyard for pets or play, two carports, and ample off-street parking. Ideally situated near shopping and major roads, you'll love the easy access while still having your own private space to unwind.

Key facts

• Two carports
• Updated flooring
• Fenced-in backyard

Tags

• NEW ROOF
• UPDATED FLOORING
• FENCED-IN BACKYARD
• TWO CARPORTS
• AMPLE OFF-STREET PARKING
• PRIVATE SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#354 in PA, #3,113 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools F, amenities F, 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; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.24% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.41%
• DSCR: 1.46
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.65% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.91×
• Total profit: $-2,648
• Equity at exit: $16,401

10-year hold

• IRR: 9.4%
• Equity multiple: 1.79×
• Total profit: $24,266
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,359 high
• Mortgage (P&I): −$577
• Tax from tax record: −$184 /mo · $2,206/yr
• Insurance: −$46
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $201

Break-even live

Break-even rent $1,105

Max offer price $110,000

Occupancy floor 80%

Sensitivity live

Price	-10% $263	-5% $232	+0% $201	+5% $170	+10% $139
Rent	-10% $93	-5% $147	+0% $201	+5% $255	+10% $308
Rate	-1.0pp $256	-0.5pp $229	base $201	+0.5pp $172	+1.0pp $143

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
141 Short St Edwardsville, PA	3.0	1.0	1040	$1,100	$1.06	44d	1	0.73mi
256 E Grove St Kingston, PA	2.0	1.0	1000	$1,250	$1.25	14d	1	0.76mi
570 Main St Edwardsville, PA	2.0	1.0	1100	$1,180	$1.07	44d	1	0.81mi
206 Zerby Ave Edwardsville, PA	2.0	1.0	741	$1,200	$1.62	14d	1	0.98mi
206 Nesbitt St Larksville, PA	3.0	1.0	980	$1,325	$1.35	44d	1	1.31mi
229 Nesbitt St Larksville, PA	3.0	1.0	1000	$1,250	$1.25	44d	1	1.31mi
59 Price St Unit 2 Kingston, PA	3.0	1.0	1000	$1,100	$1.10	44d	1	1.42mi
266 Rutter Ave Unit 2 Kingston, PA	2.0	1.0	875	$1,270	$1.45	44d	1	1.50mi

Listing history 12 events

1. 2026-06-10
   status $110,000 Pending 79 DOM
2. 2026-06-09
   days on market $110,000 Active 79 DOM
3. 2026-06-08
   days on market $110,000 Active 78 DOM
4. 2026-06-07
   days on market $110,000 Active 77 DOM
5. 2026-06-05
   days on market $110,000 Active 74 DOM
6. 2026-06-02
   days on market $110,000 Active 72 DOM
7. 2026-06-01
   days on market $110,000 Active 71 DOM
8. 2026-05-31
   days on market $110,000 Active 70 DOM
9. 2026-05-30
   days on market $110,000 Active 69 DOM
10. 2026-05-06
    status Active 396-char remark

    Show marketing remark (396 chars)

    This charming 3-bedroom, 2-bath manufactured home on a foundation with a new roof, brand new back stoop and updated flooring, offers the perfect blend of comfort and convenience. Enjoy a fenced-in backyard for pets or play, two carports, and ample off-street parking. Ideally situated near shopping and major roads, you'll love the easy access while still having your own private space to unwind.

11. 2026-04-06
    status Pending 396-char remark

    Show marketing remark (396 chars)

    This charming 3-bedroom, 2-bath manufactured home on a foundation with a new roof, brand new back stoop and updated flooring, offers the perfect blend of comfort and convenience. Enjoy a fenced-in backyard for pets or play, two carports, and ample off-street parking. Ideally situated near shopping and major roads, you'll love the easy access while still having your own private space to unwind.

12. 2026-02-21
    listed $110,000 Active 396-char remark

    Show marketing remark (396 chars)

    This charming 3-bedroom, 2-bath manufactured home on a foundation with a new roof, brand new back stoop and updated flooring, offers the perfect blend of comfort and convenience. Enjoy a fenced-in backyard for pets or play, two carports, and ample off-street parking. Ideally situated near shopping and major roads, you'll love the easy access while still having your own private space to unwind.

ⓘ 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: $2,206 · $184/mo
• Projected year-2 tax: $2,206 · $184/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 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: $16,311
• − Mortgage interest: −$6,162
• − Property taxes: −$2,206
• − Insurance: −$1,348
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$3,200
• Taxable income: $786
• Est. tax owed @ 24.0%: −$189
• After-tax cash flow: $2,222/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 — Larksville

• Score: 77/100
• State rank: #354
• US rank: #3113

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Larksville, 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

3 events — show timeline

• 2026-05-06 Relisted — LCAR
• 2026-04-06 Pending — LCAR
• 2026-02-21 Listed $110,000 LCAR

Property tax history

+2.3%/yr

Latest (2026): $2,206 · +3.8% YoY. Source: county tax records.