669 Market St · Weston, PA 18249

$129,900

2 bd · 1.0 ba · 1,156 sqft · SingleFamily · 21 Days on market

Fair condition 7,405 sqft lot

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0

Listing remarks

WESTON! Don't miss this charming single-family home featuring 3 beds/1 bath, spacious living/dining room, and a functional kitchen. Enjoy the 1-car garage and expansive patio perfect for entertaining. Sitting on a large lot with plenty of outdoor space. Priced to sell -- this opportunity won't last. Call today!

Key facts

• Functional kitchen
• Large lot
• 1 car garage

Tags

• SINGLE-FAMILY HOME
• SPACIOUS LIVING DINING ROOM
• FUNCTIONAL KITCHEN
• 1 CAR GARAGE
• EXPANSIVE PATIO
• LARGE LOT

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Aluminum siding
• Exterior features: Asbestos shingle roof

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Baseboard heating
• Interior features: 8 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#1,247 in PA) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+; Watch: crime C-, housing D+, amenities 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: 30 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

• In year one you build about $14k of equity ($898 loan paydown + $13k appreciation (10.0% local appreciation)).
• Luzerne County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,951 (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: 2.16% ✓
• Cap rate: 18.43%
• Cash-on-cash: 43.36%
• DSCR: 2.93
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 58.0%
• Equity multiple: 5.25×
• Total profit: $154,497
• Equity at exit: $117,024

10-year hold

• IRR: 51.5%
• Equity multiple: 11.70×
• Total profit: $389,225
• Equity at exit: $252,367

Cash invested: $36,372 (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 18249

• Home prices YoY: 21.0%
• Active inventory: 30
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,800 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $1,314

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 48%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Conyngham Dr Hazleton, PA	3.0	3.0	1274	$2,800	$2.20	44d	1	1.38mi

Listing history 14 events

1. 2026-06-19
   days on market $129,900 Active 21 DOM
2. 2026-06-18
   days on market $129,900 Active 20 DOM
3. 2026-06-17
   days on market $129,900 Active 19 DOM
4. 2026-06-16
   days on market $129,900 Active 18 DOM
5. 2026-06-15
   days on market $129,900 Active 17 DOM
6. 2026-06-14
   days on market $129,900 Active 15 DOM
7. 2026-06-12
   days on market $129,900 Active 14 DOM
8. 2026-06-09
   days on market $129,900 Active 11 DOM
9. 2026-06-08
   days on market $129,900 Active 10 DOM
10. 2026-06-07
    days on market $129,900 Active 9 DOM
11. 2026-06-02
    days on market $129,900 Active 4 DOM
12. 2026-06-01
    days on market $129,900 Active 3 DOM
13. 2026-05-31
    days on market $129,900 Active 2 DOM
14. 2026-05-29
    listed $129,900 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 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $33,600
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − Depreciation: −$3,779
• Taxable income: $14,571
• Est. tax owed @ 24.0%: −$3,497
• After-tax cash flow: $12,275/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 · 12 photos

Fair 45/100 Moderate rehab

This single-family home requires moderate renovations to update the kitchen and bathroom, and address structural issues. The property has potential for significant value increase with these improvements.

Repairs flagged

• Major kitchen cabinets — severely dated and worn
• Major bathroom fixtures — mold and possibly structural issues
• Minor exterior siding — some wear

Value-add opportunities

• Resale update kitchen cabinets and appliances — modernizing the kitchen
• Resale replace bathroom fixtures and possibly rework structure — addressing mold and structural issues
• Both paint interior walls and replace carpet — improving aesthetics and comfort
• Both repair/replace windows — increasing energy efficiency and curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely dated and worn	Major	$15,000–50,000
bathroom fixtures · mold and possibly structural issues	Major	$15,000–50,000
exterior siding · some wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Resale update kitchen cabinets and appliances — modernizing the kitchen ↑
• Resale replace bathroom fixtures and possibly rework structure — addressing mold and structural issues ↑
• Both paint interior walls and replace carpet — improving aesthetics and comfort ↑
• Both repair/replace windows — increasing energy efficiency and curb appeal ↑

ⓘ 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 — Weston

• Score: 63/100
• State rank: #1247
• US rank: #14980

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weston, PA
• Population (ZIP): 4,161

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 (92%)
• Race & ethnicity: White 92% Asian 3% Two or more races 3% Black 2% Hispanic / Latino 1%
• Common ancestry: Romanian 10% Subsaharan African 3% Scotch-Irish 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Other Indo-European 3% Spanish 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: ▲ 55.29%
• Current HPI: 318.606
• 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

• 2026-05-29 Listed $129,900 LCAR