450 Old Cranberry Rd · Hazleton, PA 18202

$135,000

2 bd · 1.5 ba · 1,356 sqft · SingleFamily public records · 3 Days on market

Built 1904 5,663 sqft lot Est $159k · 15% under

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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 +27.7/30.0
• ARV discount +14.2/15.0
• Appreciation +10.0/10.0
• DSCR +9.8/10.0
• 1% rule +6.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Casa amplia y actualizada en Hazle Township, cerca de empleos y a solo minutos de Humboldt Industrial Park. Aunque es una casa de 2 dormitorios, se siente mucho m & Atilde; & iexcl; s grande: sala, comedor, cocina, porche trasero, patio, estacionamiento fuera de la calle y aproximadamente 1,356 pies & Acirc; & sup2;. La propiedad cuenta con pintura interior, cocina actualizada, ba & Atilde; & plusmn; o renovado, LVP en cocina/ba & Atilde; & plusmn; o, luces, herrajes, barandales y termostatos actualizados. Calefacci & Atilde; & sup3;n por fuel oil con boiler funcionando bien. Tambi & Atilde; & copy; n hay un ba & Atilde; & plusmn; o ad

Key facts

• Functional kitchen
• Generous yard
• Spacious living room

Tags

• SPACIOUS LIVING ROOM
• FUNCTIONAL KITCHEN
• GENEROUS YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 9.9% 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: 270 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).
• This rent runs 35% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $14k 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 $38k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1904 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 9.92%
• Cash-on-cash: 12.95%
• DSCR: 1.58
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $158,652
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
329 Ridge Ave	0.23mi	2/2.0	1,280 (-6%)	4mo	$150,000	$117	75
407 Ridge Ave	0.24mi	2/1.0	1,254 (-8%)	10mo	$120,000	$96	66
214 Green St	0.36mi	3/1.0 (+1)	1,419 (+5%)	9mo	$190,000	$134	61
927 Winters Ave	0.63mi	2/1.0	1,300 (-4%)	5mo	$129,000	$99	58
16 Third St	0.52mi	3/1.0 (+1)	1,435 (+6%)	3mo	$76,000	$53	57
13 Branch St	0.37mi	3/1.0 (+1)	1,215 (-10%)	6mo	$120,000	$99	53
536 Green St	0.39mi	3/1.0 (+1)	1,200 (-12%)	3mo	$215,000	$179	53
106 Green St	0.38mi	3/1.0 (+1)	1,235 (-9%)	9mo	$145,000	$117	53
929 Winters Ave	0.64mi	2/1.0	1,458 (+8%)	10mo	$100,000	$69	48
667 Roosevelt St	0.70mi	3/1.0 (+1)	1,488 (+10%)	3mo	$180,000	$121	42
711 Boundary St	0.69mi	3/2.0 (+1)	1,240 (-9%)	6mo	$154,000	$124	41
917 Winters Ave	0.61mi	3/1.5 (+1)	1,537 (+13%)	8mo	$175,000	$114	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 32.2%
• Equity multiple: 3.52×
• Total profit: $95,290
• Equity at exit: $121,619

10-year hold

• IRR: 27.8%
• Equity multiple: 7.97×
• Total profit: $263,553
• Equity at exit: $262,275

Cash invested: $37,800 (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 18202

• Home prices YoY: 7.1%
• Active inventory: 270
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,604 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$95 /mo · $1,143/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $341

Break-even live

Break-even rent $1,172

Max offer price $135,000

Occupancy floor 74%

Sensitivity live

Price	-10% $418	-5% $380	+0% $341	+5% $303	+10% $265
Rent	-10% $215	-5% $278	+0% $341	+5% $405	+10% $468
Rate	-1.0pp $409	-0.5pp $376	base $341	+0.5pp $306	+1.0pp $271

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1015 Lincoln St Hazleton, PA	2.0	1.0	900	$1,499	$1.67	44d	1	1.30mi

Listing history 8 events

1. 2026-06-19
   days on market $135,000 Active 3 DOM
2. 2026-06-18
   days on market $135,000 Active 2 DOM
3. 2026-06-17
   pricedays on marketlisting id $135,000 Active 1 DOM
4. 2026-06-16
   days on market $124,420 Active 6 DOM
5. 2026-06-15
   days on market $124,420 Active 5 DOM
6. 2026-06-14
   days on market $124,420 Active 3 DOM
7. 2026-06-12
   remarks 643-char remark
8. 2026-06-12
   listed $124,420 Active 2 DOM

ⓘ 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: $1,143 · $95/mo
• Projected year-2 tax: $1,638 · $137/mo
• Expected delta: +$495/yr (+$41/mo · 43.3%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 15 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: $19,251
• − Mortgage interest: −$7,562
• − Property taxes: −$1,143
• − Insurance: −$1,472
• − Repairs & maintenance: −$1,540
• − Management: −$1,540
• − Depreciation: −$3,927
• Taxable income: $2,066
• Est. tax owed @ 24.0%: −$496
• After-tax cash flow: $3,601/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

• County: Luzerne County · 118,885 people
• City population: 13,755
• Metro: Scranton--Wilkes-Barre, PA
• Population (ZIP): 13,755
• Household income: $55,153
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 369.0

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: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 33% Two or more races 9% Black 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Dominican 22%
• Common ancestry: Romanian 13% Iranian 1% Lithuanian 1%
• Foreign-born: 18% · Canada, Jamaica
• Languages at home: 71% English-only · Spanish 26% 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: ▲ 20.19%
• Current HPI: 306.1029
• Rent YoY: —
• 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

1 event — show timeline

• 2026-06-11 Listed $124,420 FSBO.com

Property tax history

+2.6%/yr

Latest (2026): $1,143 · +4.6% YoY. Source: county tax records.