736 738 Main St · Edwardsville, PA 18704

$185,000

4 bd · 2.0 ba · 2,120 sqft · MultiFamily public records · 87 Days on market

Built 1900 $87/sqft · 18% above area Est $168k · 10% 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).

• Cash flow +14.9/30.0
• DSCR +4.5/10.0
• 1% rule +4.2/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• ARV discount +3.0/15.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Sat and Sun 12pm to 2pm only24-hour notice to schedule. Great investment property or a perfect starter home. Agent related to sellerSold as-is

Key facts

• Listed 87 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $185k.

Deal economics

• At list price, monthly cash flow is $53 ($636/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 $170k (8.0% below list).
• Recommended offer: $170k (8.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#458 in PA, #4,179 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, commute F, employment 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).
• This rent runs 32% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• It's been on market 87 days — a 6% lower offer ($174k) 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: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $170,254 (8.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.23%
• DSCR: 1.05
• GRM: 9.1

CMA / ARV

• ARV (median comp): $168,336
• List price: $185,000
• Delta: 9.90%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 47 Grove St	0.09mi	4/2.0	2,100 (-1%)	18mo	$120,000	$57	79
5-7 Williams St	0.10mi	4/2.0	2,050 (-3%)	15mo	$80,000	$39	78
54-56 Church St	0.16mi	4/2.0	2,422 (+14%)	8mo	$101,000	$42	63
314-316 Roosevelt St	0.26mi	4/2.0	2,380 (+12%)	6mo	$275,000	$116	62
10-12 Cook St	0.28mi	5/3.0 (+1)	2,116 (-0%)	21mo	$185,000	$87	60
56-58 Payne Ave	0.44mi	4/2.0	1,864 (-12%)	1mo	$215,000	$115	59
223 225 Green St	0.40mi	4/2.0	2,400 (+13%)	5mo	$186,000	$78	55
9 Atlantic Ave	0.36mi	5/2.0 (+1)	1,990 (-6%)	22mo	$191,000	$96	50
26 28 Grove St	0.71mi	4/2.0	2,100 (-1%)	21mo	$180,000	$86	48
149 Jackson St	0.25mi	5/3.0 (+1)	1,903 (-10%)	18mo	$245,000	$129	47
54 56 Hillside Ave	0.33mi	5/4.0 (+1)	2,400 (+13%)	6mo	$255,000	$106	45

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 · 4.65% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.54×
• Total profit: $-23,693
• Equity at exit: $27,584

10-year hold

• IRR: -1.0%
• Equity multiple: 0.92×
• Total profit: $-3,951
• Equity at exit: $15,995

Cash invested: $51,800 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,703 high
• Mortgage (P&I): −$970
• Tax from tax record: −$245 /mo · $2,937/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $53

Break-even live

Break-even rent $1,635

Max offer price $185,000

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
56 E Grove St Kingston, PA	3.0	2.0	2296	$1,250	$0.54	21d	1	0.10mi
58 Jackson St Kingston, PA	4.0	2.0	1600	$2,000	$1.25	43d	1	0.13mi
36 Pulaski St Kingston, PA	3.0	2.0	1432	$1,600	$1.12	13d	1	0.42mi
79 Washington St Kingston, PA	4.0	1.5	1800	$1,750	$0.97	13d	1	0.44mi
255 Zerby Ave Kingston, PA	3.0	1.0	2380	$1,350	$0.57	21d	1	0.54mi
365 N Maple Ave Kingston, PA	3.0	1.0	1600	$1,400	$0.88	21d	1	0.84mi
143 W Dorrance St Kingston, PA	5.0	1.5	2200	$2,500	$1.14	21d	1	1.07mi
147 W Dorrance St Kingston, PA	3.0	1.5	2000	$1,900	$0.95	21d	1	1.07mi
54 Butler St Kingston, PA	4.0	2.5	2174	$2,000	$0.92	43d	1	1.12mi
20 N Loveland Ave Kingston, PA	3.0	2.0	1400	$1,775	$1.27	13d	1	1.12mi

Listing history 21 events

1. 2026-06-18
   days on market $185,000 Active 87 DOM
2. 2026-06-17
   days on market $185,000 Active 86 DOM
3. 2026-06-16
   days on market $185,000 Active 85 DOM
4. 2026-06-15
   days on market $185,000 Active 84 DOM
5. 2026-06-14
   days on market $185,000 Active 82 DOM
6. 2026-06-13
   days on market $185,000 Active 81 DOM
7. 2026-06-10
   days on market $185,000 Active 79 DOM
8. 2026-06-09
   days on market $185,000 Active 78 DOM
9. 2026-06-08
   days on market $185,000 Active 77 DOM
10. 2026-06-07
    days on market $185,000 Active 76 DOM
11. 2026-06-05
    days on market $185,000 Active 73 DOM
12. 2026-06-02
    days on market $185,000 Active 71 DOM
13. 2026-06-01
    days on market $185,000 Active 70 DOM
14. 2026-05-31
    days on market $185,000 Active 69 DOM
15. 2026-05-30
    days on market $185,000 Active 68 DOM
16. 2026-05-17
    price $185,000 142-char remark

    Show marketing remark (142 chars)

    Sat and Sun 12pm to 2pm only24-hour notice to schedule. Great investment property or a perfect starter home. Agent related to sellerSold as-is

17. 2026-05-08
    status Active 142-char remark

    Show marketing remark (142 chars)

    Sat and Sun 12pm to 2pm only24-hour notice to schedule. Great investment property or a perfect starter home. Agent related to sellerSold as-is

18. 2026-04-27
    status Pending 142-char remark

    Show marketing remark (142 chars)

    Sat and Sun 12pm to 2pm only24-hour notice to schedule. Great investment property or a perfect starter home. Agent related to sellerSold as-is

19. 2026-03-12
    listed $190,000 Active 142-char remark

    Show marketing remark (142 chars)

    Sat and Sun 12pm to 2pm only24-hour notice to schedule. Great investment property or a perfect starter home. Agent related to sellerSold as-is

20. 2025-05-29
    soldstatus $208,000
21. 2022-04-12
    soldstatus $160,000

ⓘ 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: $2,937 · $245/mo
• Projected year-2 tax: $2,937 · $245/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 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: $20,430
• − Mortgage interest: −$10,363
• − Property taxes: −$2,937
• − Insurance: −$925
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − Depreciation: −$5,382
• Taxable loss: −$2,445
• Est. tax savings @ 24.0%: +$587
• After-tax cash flow: $1,223/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 — Edwardsville

• Score: 75/100
• State rank: #458
• US rank: #4179

Category grades

Amenities B 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: Edwardsville, 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

+15.6% since first listed

6 events — show timeline

• 2026-05-17 Price Changed $185,000 LCAR
• 2026-05-08 Relisted — LCAR
• 2026-04-27 Pending — LCAR
• 2026-03-12 Listed $190,000 LCAR
• 2025-05-29 Sold (Public Records) $208,000 Public Records
• 2022-04-12 Sold (Public Records) $160,000 Public Records

Property tax history

+2.3%/yr

Latest (2026): $2,937 · +5.4% YoY. Source: county tax records.