430 Washington St · Freeland, PA 18224

$130,000

3 bd · 1.0 ba · 1,470 sqft · SingleFamily public records · 14 Days on market

Built 1940 1,800 sqft lot Est $181k · 28% 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 +26.1/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.8/10.0
• 1% rule +6.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Well kept 3 bedroom half double in great Freeland neighborhood. Enjoy the sunny living room, parlor, eat-in kitchen, small yard and off street parking space. Bonus: full basement & attic for your storage needs. Conveniently located within walking distance to shopping, dining & local entertainment. Wonderful opportunity for first-time buyers, downsizers or investors. Come & See -I've got the key!

Key facts

• Sunny living room
• Full basement
• Eat-in kitchen

Tags

• FREELAND NEIGHBORHOOD
• SUNNY LIVING ROOM
• EAT-IN KITCHEN
• SMALL YARD
• OFF STREET PARKING SPACE
• FULL BASEMENT

Property features AI

Finance

• Other: Fee simple ownership; Property condition listed as good; Not in a federal flood zone; Pets allowed with no restrictions; Ground rent paid annually

Exterior

• Parking: Paved parking; On-street parking available; One off-street parking space (one total garage/parking space listed)
• Utilities: Public water; Public sewer
• Home design: Detached property; Estimated year built
• Construction: Foundation: Other; Roof: Unknown; Other structures above and below grade; Building not winterized
• Exterior features: Chain link fencing; Cleared lot with rear yard; Lot dimensions approximately 130 x 25

Interior

• Kitchen: Stove
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom
• Heating & cooling: Electric heating (other type listed); Window air conditioning units (electric)
• Interior features: 7 total rooms; Living room and sitting room; Basement with interior access and connecting stairway; Not furnished
• Laundry & utility: Washer and dryer on the main floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Cap rate 9.3% vs local median 6.3% in Freeland — 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 61/100 on livability (#1,409 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A-; Watch: amenities F, commute F, employment 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.
• Zoned schools: West Hazleton El/Ms (math 2% / reading 22%, grade F, #1,362 of 1,518 statewide, top 92%, 949 students, 100% FRL); Hazleton El/Ms (math 2% / reading 19%, grade F, #494 of 512 statewide, top 96%, 879 students, 100% FRL); Hazleton Area Hs (math 53% / reading 8%, grade F, #347 of 437 statewide, top 79%, 3,795 students, 83% FRL) — zoned schools average 94% FRL vs 60% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 43 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 ($899 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.12% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.80%
• DSCR: 1.48
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $180,810
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
635 Vine St	0.28mi	3/1.5	1,438 (-2%)	3mo	$145,000	$101	79
505 Cedar St	0.29mi	3/1.5	1,504 (+2%)	6mo	$212,500	$141	76
957 Chestnut St	0.40mi	2/1.0 (-1)	1,489 (+1%)	0mo	$73,825	$50	74
432 Park St	0.13mi	4/1.0 (+1)	1,328 (-10%)	8mo	$200,000	$151	66
909 Birkbeck St	0.36mi	3/1.0	1,320 (-10%)	0mo	$110,000	$83	66
315 Alvin St	0.52mi	4/1.0 (+1)	1,498 (+2%)	5mo	$130,000	$87	64
169 Alvin St	0.54mi	3/1.0	1,392 (-5%)	5mo	$189,900	$136	62
546 Johnson St	0.29mi	4/2.0 (+1)	1,550 (+5%)	9mo	$215,000	$139	61
710 Walnut St St	0.24mi	3/1.0	1,260 (-14%)	8mo	$105,000	$83	59
942 Burton St	0.34mi	3/1.0	1,260 (-14%)	3mo	$75,000	$60	57
437 Alvin St	0.53mi	4/1.5 (+1)	1,558 (+6%)	1mo	$191,000	$123	57
1130 Centre St	0.55mi	3/1.5	1,680 (+14%)	6mo	$294,900	$176	44

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: $91,643
• Equity at exit: $117,114

10-year hold

• IRR: 27.8%
• Equity multiple: 7.96×
• Total profit: $253,407
• Equity at exit: $252,561

Cash invested: $36,400 (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 18224

• Home prices YoY: 9.2%
• Active inventory: 43
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$82 /mo · $983/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $328

Break-even live

Break-even rent $1,035

Max offer price $130,000

Occupancy floor 72%

Sensitivity live

Price	-10% $401	-5% $364	+0% $328	+5% $291	+10% $254
Rent	-10% $213	-5% $270	+0% $328	+5% $385	+10% $442
Rate	-1.0pp $393	-0.5pp $361	base $328	+0.5pp $294	+1.0pp $260

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Terrace Rd Freeland, PA	3.0	1.0	1150	$1,450	$1.26	22d	1	0.56mi

Listing history 11 events

1. 2026-06-19
   days on market $130,000 Active 14 DOM
2. 2026-06-18
   days on market $130,000 Active 13 DOM
3. 2026-06-17
   days on market $130,000 Active 12 DOM
4. 2026-06-16
   days on market $130,000 Active 11 DOM
5. 2026-06-15
   days on market $130,000 Active 10 DOM
6. 2026-06-14
   days on market $130,000 Active 8 DOM
7. 2026-06-12
   days on market $130,000 Active 7 DOM
8. 2026-06-09
   days on market $130,000 Active 4 DOM
9. 2026-06-08
   days on market $130,000 Active 3 DOM
10. 2026-06-07
    remarks 404-char remark
11. 2026-06-07
    listed $130,000 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: $983 · $82/mo
• Projected year-2 tax: $1,519 · $127/mo
• Expected delta: +$535/yr (+$45/mo · 54.4%)

ⓘ 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 3/10 Moderate 7 d/yr ≥90°F today · 17 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: $17,400
• − Mortgage interest: −$7,282
• − Property taxes: −$983
• − Insurance: −$650
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$3,782
• Taxable income: $1,919
• Est. tax owed @ 24.0%: −$461
• After-tax cash flow: $3,471/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 — Freeland

• Score: 61/100
• State rank: #1409
• US rank: #17813

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Freeland, PA
• City population: 5,954
• Population (ZIP): 5,954

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 12% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 8% Dominican 3%
• Common ancestry: Romanian 13% Scotch-Irish 4% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 87% English-only · Spanish 10% 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: ▲ 22.89%
• Current HPI: 270.8055
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-05 Listed $130,000 BRIGHT MLS
• 2026-06-01 Listed $130,000 LCAR

Property tax history

+2.9%/yr

Latest (2026): $983 · +3.8% YoY. Source: county tax records.