30 Main St · Tresckow, PA 18230

$95,000

4 bd · 1.0 ba · 1,620 sqft · SingleFamily · 190 Days on market

Built 1900 Poor condition 5,227 sqft lot $59/sqft · 53% below area ↓ 27% since listing

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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 +5.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Schools +2.0/10.0
• Condition / age +1.0/5.0

Listing remarks MLS

Don't hesitate. .. see the potential come together in this 4-bedroom, 1-bath single family home featuring a spacious backyard. Inside, you'll find a convenient first floor laundry room bathroom, living room, sitting room & kitchen. Great for first-time homebuyers or an investor seeking a great rental. Schedule your showing today!

Key facts

• Spacious backyard
• 5,227 sq ft lot
• Built 1900

Tags

• SPACIOUS BACKYARD
• FIRST FLOOR LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $95k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#1,016 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B; Watch: schools D, 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: 1 active listings in the ZIP; 180 units permitted in Carbon County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($657 loan paydown + $3k appreciation (3.0% local appreciation)).
• Carbon County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 190 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $35k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 190 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 1.52% ✓
• Cap rate: 12.42%
• Cash-on-cash: 21.89%
• DSCR: 1.97
• GRM: 5.5

CMA / ARV

• ARV (median comp): $202,785
• List price: $95,000
• Delta: -53.15%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 28.1%
• Equity multiple: 2.59×
• Total profit: $42,375
• Equity at exit: $42,716

10-year hold

• IRR: 28.7%
• Equity multiple: 5.04×
• Total profit: $107,578
• Equity at exit: $65,831

Cash invested: $26,600 (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 18230

• Active inventory: 1
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,445 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $485

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 61%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $95,000 Active 190 DOM
2. 2026-06-18
   days on market $95,000 Active 189 DOM
3. 2026-06-17
   days on market $95,000 Active 188 DOM
4. 2026-06-16
   days on market $95,000 Active 187 DOM
5. 2026-06-15
   days on market $95,000 Active 186 DOM
6. 2026-06-14
   days on market $95,000 Active 184 DOM
7. 2026-06-12
   days on market $95,000 Active 183 DOM
8. 2026-06-09
   days on market $95,000 Active 180 DOM
9. 2026-06-08
   days on market $95,000 Active 179 DOM
10. 2026-06-07
    days on market $95,000 Active 178 DOM
11. 2026-06-02
    days on market $95,000 Active 173 DOM
12. 2026-06-01
    days on market $95,000 Active 172 DOM
13. 2026-05-31
    days on market $95,000 Active 171 DOM
14. 2026-05-30
    days on market $95,000 Active 170 DOM
15. 2026-05-18
    status Active 337-char remark

    Show marketing remark (337 chars)

    Don't hesitate. .. see the potential come together in this 4-bedroom, 1-bath single family home featuring a spacious backyard. Inside, you'll find a convenient first floor laundry room bathroom, living room, sitting room & kitchen. Great for first-time homebuyers or an investor seeking a great rental. Schedule your showing today!

16. 2026-05-18
    price $95,000 337-char remark

    Show marketing remark (337 chars)

    Don't hesitate. .. see the potential come together in this 4-bedroom, 1-bath single family home featuring a spacious backyard. Inside, you'll find a convenient first floor laundry room bathroom, living room, sitting room & kitchen. Great for first-time homebuyers or an investor seeking a great rental. Schedule your showing today!

17. 2026-05-15
    historical 337-char remark

    Show marketing remark (337 chars)

    Don't hesitate. .. see the potential come together in this 4-bedroom, 1-bath single family home featuring a spacious backyard. Inside, you'll find a convenient first floor laundry room bathroom, living room, sitting room & kitchen. Great for first-time homebuyers or an investor seeking a great rental. Schedule your showing today!

18. 2026-05-04
    price $105,000 337-char remark

    Show marketing remark (337 chars)

    Don't hesitate. .. see the potential come together in this 4-bedroom, 1-bath single family home featuring a spacious backyard. Inside, you'll find a convenient first floor laundry room bathroom, living room, sitting room & kitchen. Great for first-time homebuyers or an investor seeking a great rental. Schedule your showing today!

19. 2026-04-17
    price $115,000 337-char remark

    Show marketing remark (337 chars)

    Don't hesitate. .. see the potential come together in this 4-bedroom, 1-bath single family home featuring a spacious backyard. Inside, you'll find a convenient first floor laundry room bathroom, living room, sitting room & kitchen. Great for first-time homebuyers or an investor seeking a great rental. Schedule your showing today!

20. 2026-03-23
    status Active 337-char remark

    Show marketing remark (337 chars)

    Don't hesitate. .. see the potential come together in this 4-bedroom, 1-bath single family home featuring a spacious backyard. Inside, you'll find a convenient first floor laundry room bathroom, living room, sitting room & kitchen. Great for first-time homebuyers or an investor seeking a great rental. Schedule your showing today!

21. 2026-03-23
    price $124,900 337-char remark

    Show marketing remark (337 chars)

    Don't hesitate. .. see the potential come together in this 4-bedroom, 1-bath single family home featuring a spacious backyard. Inside, you'll find a convenient first floor laundry room bathroom, living room, sitting room & kitchen. Great for first-time homebuyers or an investor seeking a great rental. Schedule your showing today!

22. 2026-03-10
    historical 337-char remark

    Show marketing remark (337 chars)

    Don't hesitate. .. see the potential come together in this 4-bedroom, 1-bath single family home featuring a spacious backyard. Inside, you'll find a convenient first floor laundry room bathroom, living room, sitting room & kitchen. Great for first-time homebuyers or an investor seeking a great rental. Schedule your showing today!

23. 2025-11-25
    listed $129,900 Active 337-char remark

    Show marketing remark (337 chars)

    Don't hesitate. .. see the potential come together in this 4-bedroom, 1-bath single family home featuring a spacious backyard. Inside, you'll find a convenient first floor laundry room bathroom, living room, sitting room & kitchen. Great for first-time homebuyers or an investor seeking a great rental. Schedule your showing today!

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 16 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: $17,344
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,388
• − Management: −$1,388
• − Depreciation: −$2,764
• Taxable income: $4,584
• Est. tax owed @ 24.0%: −$1,100
• After-tax cash flow: $4,723/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 single-family home requires extensive repairs and updates to bring it up to modern standards, significantly increasing its resale and rental value.

Repairs flagged

• Major exterior siding — Severe weathering and peeling
• Major roof — Signs of wear and possible leaks
• Major flooring — Worn-out carpet in living areas
• Major interior walls — Painted walls with visible wear
• Major kitchen cabinets — Outdated cabinetry
• Major bathroom fixtures — Small and outdated bathroom with basic fixtures

Value-add opportunities

• Both exterior siding and roof replacement — Improves curb appeal and structural integrity
• Both new flooring — Enhances living space and adds value
• Both paint interior walls and trim — Fresh paint improves aesthetics and value
• Both kitchen cabinets and appliances — Modern kitchen boosts resale and rental appeal
• Both bathroom fixtures and vanity — Updated bathroom enhances functionality and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe weathering and peeling	Major	$15,000–50,000
roof · Signs of wear and possible leaks	Major	$15,000–50,000
flooring · Worn-out carpet in living areas	Major	$15,000–50,000
interior walls · Painted walls with visible wear	Major	$15,000–50,000
kitchen cabinets · Outdated cabinetry	Major	$15,000–50,000
bathroom fixtures · Small and outdated bathroom with basic fixtures	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both exterior siding and roof replacement — Improves curb appeal and structural integrity ↑
• Both new flooring — Enhances living space and adds value ↑
• Both paint interior walls and trim — Fresh paint improves aesthetics and value ↑
• Both kitchen cabinets and appliances — Modern kitchen boosts resale and rental appeal ↑
• Both bathroom fixtures and vanity — Updated bathroom enhances functionality and value ↑

ⓘ 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: 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 — Tresckow

• Score: 66/100
• State rank: #1016
• US rank: #11219

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 783
• Population (ZIP): 155

Population outlook (Carbon County) Hauer SSP2

• Today (2025): 61,643 people
• By 2030: 59,840 · -2.9%
• By 2040: 55,413 · -10.1%
• By 2050: 50,843 · -17.5%
• By 2075: 43,326 · -29.7%
• By 2100: 37,126 · -39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (57%)
• Race & ethnicity: White 57% Hispanic / Latino 43%
• Hispanic origin (detail): Dominican 43%
• Common ancestry: Romanian 16% Iranian 1%
• Foreign-born: 1%
• Languages at home: 56% English-only · Spanish 43% Other Indo-European 1%

Political lean MEDSL · Carbon

• 2024 margin: Solid R (+34.8) · D 32.2% · R 67.0%
• 2008→2024 swing: -36.7pp toward R · 2008: 1.9pp · 2024: -34.8pp
• All cycles: 2024: R+34.8 2020: R+32.0 2016: R+34.1 2012: R+6.9 2008: D+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-26.9% since first listed

9 events — show timeline

• 2026-05-18 Relisted — LCAR
• 2026-05-18 Price Changed $95,000 LCAR
• 2026-05-15 Delisted — LCAR
• 2026-05-04 Price Changed $105,000 LCAR
• 2026-04-17 Price Changed $115,000 LCAR
• 2026-03-23 Relisted — LCAR
• 2026-03-23 Price Changed $124,900 LCAR
• 2026-03-10 Delisted — LCAR
• 2025-11-25 Listed $129,900 LCAR