118 Pine Tree Rd · Hazleton, PA 18201

$178,000

3 bd · 2.0 ba · 1,372 sqft · SingleFamily public records · 7 Days on market

Built 1996 436 sqft lot Est $199k · 11% under

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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).

• Cash flow +14.6/30.0
• ARV discount +12.2/15.0
• DSCR +4.5/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stunning 3 bedroom, 2 Bath double wide manufactured home. This Home features Central AC, Natural Gas Fenced yard and much more! Land included 45X110. In a convenient location 4 minutes from downtown Hazleton. Also, a great investment for passive income! Market rent ($1,300/Month or more) Schedule your private showing today!

Key facts

• Central ac
• Forced-air gas heat
• One-level living

Tags

• CENTRAL AC
• FORCED-AIR GAS HEAT
• OFF-STREET PARKING
• ONE-LEVEL LIVING
• OPEN FUNCTIONAL LAYOUT
• LOW-MAINTENANCE LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $43 ($511/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (18.5% below list).
• Recommended offer: $145k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.5% in Hazleton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 67/100 on livability (#930 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime 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: 118 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y ago 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.
• Current owner paid $130k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $145,000 (18.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.81% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.03%
• DSCR: 1.05
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $198,940
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 Samuels Ave	0.32mi	3/1.0	1,456 (+6%)	2mo	$175,000	$120	69
125 Kiefer Ave	0.40mi	2/2.0 (-1)	1,368 (-0%)	9mo	$199,000	$145	68
221 Muir Ave	0.35mi	4/2.0 (+1)	1,360 (-1%)	13mo	$215,000	$158	66
132 Muir Ave	0.26mi	3/1.5	1,184 (-14%)	8mo	$159,000	$134	56
223 Thirwell Ave	0.44mi	4/1.0 (+1)	1,200 (-12%)	1mo	$170,000	$142	49
534 Muir Ave	0.69mi	3/2.5	1,475 (+8%)	8mo	$215,000	$146	47
306 Elm St	0.65mi	3/1.0	1,442 (+5%)	14mo	$139,000	$96	45
424 Kiefer Ave	0.67mi	3/1.0	1,200 (-12%)	2mo	$229,000	$191	43
442 Kiefer Ave	0.69mi	3/1.0	1,280 (-7%)	13mo	$200,000	$156	42
528 Samuels Ave	0.67mi	3/1.5	1,569 (+14%)	6mo	$250,000	$159	38
401 Thirwell Ave	0.59mi	3/1.0	1,184 (-14%)	18mo	$93,000	$79	30
314 Chapel St	0.69mi	2/1.0 (-1)	1,216 (-11%)	14mo	$149,000	$123	28

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.47×
• Total profit: $-26,188
• Equity at exit: $26,540

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-19,540
• Equity at exit: $15,390

Cash invested: $49,840 (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 18201

• Home prices YoY: -14.9%
• Active inventory: 118
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$933
• Tax from tax record: −$95 /mo · $1,144/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $43

Break-even live

Break-even rent $1,396

Max offer price $178,000

Occupancy floor 92%

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: $44,500
• Closing costs: $5,340
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
538 Carson St Hazleton, PA	3.0	1.0	1400	$1,450	$1.04	43d	1	1.41mi

Listing history 11 events

1. 2026-04-25
   status Pending
2. 2026-04-17
   listed $178,000 Active
3. 2023-05-15
   soldstatus $130,000
4. 2023-05-11
   soldstatus $130,000 Closed 325-char remark

   Show marketing remark (325 chars)

   Stunning 3 bedroom, 2 Bath double wide manufactured home. This Home features Central AC, Natural Gas Fenced yard and much more! Land included 45X110. In a convenient location 4 minutes from downtown Hazleton. Also, a great investment for passive income! Market rent ($1,300/Month or more) Schedule your private showing today!

5. 2023-03-17
   status Pending 325-char remark

   Show marketing remark (325 chars)

   Stunning 3 bedroom, 2 Bath double wide manufactured home. This Home features Central AC, Natural Gas Fenced yard and much more! Land included 45X110. In a convenient location 4 minutes from downtown Hazleton. Also, a great investment for passive income! Market rent ($1,300/Month or more) Schedule your private showing today!

6. 2023-02-13
   price $125,500 325-char remark

   Show marketing remark (325 chars)

   Stunning 3 bedroom, 2 Bath double wide manufactured home. This Home features Central AC, Natural Gas Fenced yard and much more! Land included 45X110. In a convenient location 4 minutes from downtown Hazleton. Also, a great investment for passive income! Market rent ($1,300/Month or more) Schedule your private showing today!

7. 2023-01-09
   price $129,900 325-char remark

   Show marketing remark (325 chars)

   Stunning 3 bedroom, 2 Bath double wide manufactured home. This Home features Central AC, Natural Gas Fenced yard and much more! Land included 45X110. In a convenient location 4 minutes from downtown Hazleton. Also, a great investment for passive income! Market rent ($1,300/Month or more) Schedule your private showing today!

8. 2022-12-27
   status Active 325-char remark

   Show marketing remark (325 chars)

   Stunning 3 bedroom, 2 Bath double wide manufactured home. This Home features Central AC, Natural Gas Fenced yard and much more! Land included 45X110. In a convenient location 4 minutes from downtown Hazleton. Also, a great investment for passive income! Market rent ($1,300/Month or more) Schedule your private showing today!

9. 2022-12-27
   status Pending 325-char remark

   Show marketing remark (325 chars)

   Stunning 3 bedroom, 2 Bath double wide manufactured home. This Home features Central AC, Natural Gas Fenced yard and much more! Land included 45X110. In a convenient location 4 minutes from downtown Hazleton. Also, a great investment for passive income! Market rent ($1,300/Month or more) Schedule your private showing today!

10. 2022-11-30
    listed $139,900 Active 325-char remark

    Show marketing remark (325 chars)

    Stunning 3 bedroom, 2 Bath double wide manufactured home. This Home features Central AC, Natural Gas Fenced yard and much more! Land included 45X110. In a convenient location 4 minutes from downtown Hazleton. Also, a great investment for passive income! Market rent ($1,300/Month or more) Schedule your private showing today!

11. 2022-09-21
    listed $139,900 Active

ⓘ 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: $1,144 · $95/mo
• Projected year-2 tax: $1,978 · $165/mo
• Expected delta: +$834/yr (+$70/mo · 73.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,400
• − Mortgage interest: −$9,971
• − Property taxes: −$1,144
• − Insurance: −$890
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$5,178
• Taxable loss: −$2,566
• Est. tax savings @ 24.0%: +$616
• After-tax cash flow: $1,127/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 — Hazleton

• Score: 67/100
• State rank: #930
• US rank: #10115

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hazleton, PA
• City population: 13,755
• Population (ZIP): 31,428

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 Hispanic (60%)
• Race & ethnicity: Hispanic / Latino 60% White 36% Two or more races 18% Black 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 6% Dominican 41%
• Common ancestry: Romanian 5% Iranian 1% Russian 1%
• Foreign-born: 36% · Canada, Jamaica
• Languages at home: 43% English-only · Spanish 54% 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: ▼ -62.00%
• Current HPI: 354.7443
• 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

+27.2% since first listed

11 events — show timeline

• 2026-04-25 Pending — LCAR
• 2026-04-17 Listed $178,000 LCAR
• 2023-05-15 Sold (Public Records) $130,000 Public Records
• 2023-05-11 Sold (MLS) $130,000 LCAR
• 2023-03-17 Pending — LCAR
• 2023-02-13 Price Changed $125,500 LCAR
• 2023-01-09 Price Changed $129,900 LCAR
• 2022-12-27 Relisted — LCAR
• 2022-12-27 Pending — LCAR
• 2022-11-30 Listed $139,900 LCAR
• 2022-09-21 Listed $139,900 PMAR

Property tax history

+6.9%/yr

Latest (2026): $1,144 · +10.3% YoY. Source: county tax records.