14-16 Market St · Glen Lyon, PA 18617

$249,900

6 bd · 2.0 ba · 3,008 sqft · MultiFamily public records · 11 Days on market

Built 1930 7,800 sqft lot $83/sqft · 88% above area

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Why this score? — see what drove the C+ 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 +24.8/30.0
• DSCR +8.0/10.0
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

This spacious side/side offers 3 BRs/1 BA per side, plus attic w/ bonus room. The left side is gutted and ready to finish, while the right side has an updated electrical system & newly renovated BRs w/ HW floors & doors. Convenient location w/ rear access to off-street parking & detached garage, this property is ideal for investors, flippers, & buyers looking to create a custom-finished home.

Key facts

• Extra-large lot
• Investment potential
• Off-street parking

Tags

• MULTI-FAMILY PROPERTY
• EXTRA-LARGE LOT
• OFF-STREET PARKING
• DETACHED GARAGE
• INCOME-PRODUCING PROPERTY
• INVESTMENT POTENTIAL

Property features AI

Finance

• Other: Property listed as residential income (multi-family)

Exterior

• Parking: Detached off-street parking; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Multi-family residential property
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Lot approximately 60 x 130; Zoned for multi-family use

Interior

• Heating & cooling: Electric baseboard heating
• Interior features: Electric water heater; Basement with dirt floor

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1-bath units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive. Per door: $265/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).

Location & tenants

• Location reads 61/100 on livability (#1,432 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: schools F, amenities F, commute F.
• Greater Nanticoke Area SD (suburban): math 14% / reading 34% proficiency, ranked #479 of 539 in PA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 20 active listings in the ZIP; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($2k loan paydown + $14k appreciation (5.6% local appreciation)).
• Luzerne County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.6% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y ago 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.
• Current owner paid $80k; list at $250k implies a 212% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $249,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.07% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.09%
• DSCR: 1.40
• GRM: 7.8

CMA / ARV

• ARV (median comp): $132,935
• List price: $249,900
• Delta: 87.99%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
64-64.5 W Ridge St	0.33mi	5/2.0 (-1)	3,020 (+0%)	4mo	$140,000	$46	76
17 Main St	0.06mi	6/2.0	3,200 (+6%)	19mo	$80,000	$25	71
66 - 68 Coal St	0.23mi	6/2.0	2,565 (-15%)	16mo	$239,000	$93	52

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

Projected returns pro-forma

5.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.9%
• Equity multiple: 2.42×
• Total profit: $99,659
• Equity at exit: $150,507

10-year hold

• IRR: 21.1%
• Equity multiple: 4.84×
• Total profit: $268,409
• Equity at exit: $267,421

Cash invested: $69,972 (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 18617

• Home prices YoY: 2.0%
• Active inventory: 20
• Price-to-rent: 15.6×

Monthly cashflow live

• Estimated rent: $2,670 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$165 /mo · $1,977/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $530

Break-even live

Break-even rent $1,999

Max offer price $249,900

Occupancy floor 75%

Sensitivity live

Price	-10% $671	-5% $601	+0% $530	+5% $459	+10% $388
Rent	-10% $319	-5% $424	+0% $530	+5% $635	+10% $741
Rate	-1.0pp $656	-0.5pp $594	base $530	+0.5pp $465	+1.0pp $399

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,670
Total (2 units)			$2,670

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-08
   listed $249,900 Active 399-char remark
2. 2025-11-14
   soldstatus $80,000 Closed 418-char remark

   Show marketing remark (418 chars)

   This spacious side/side offers 3 BRs/1 BA per side, plus attic w/ bonus room. The left side is gutted and ready to finish, while the right side has an updated electrical system & newly renovated BRs w/ HW floors & doors. Convenient location w/ rear access to off-street parking & detached garage, this property is ideal for investors, flippers, & buyers looking to create a custom-finished home.

3. 2025-10-12
   status Pending 418-char remark

   Show marketing remark (418 chars)

   This spacious side/side offers 3 BRs/1 BA per side, plus attic w/ bonus room. The left side is gutted and ready to finish, while the right side has an updated electrical system & newly renovated BRs w/ HW floors & doors. Convenient location w/ rear access to off-street parking & detached garage, this property is ideal for investors, flippers, & buyers looking to create a custom-finished home.

4. 2025-10-07
   listed $99,000 Active 418-char remark

   Show marketing remark (418 chars)

   This spacious side/side offers 3 BRs/1 BA per side, plus attic w/ bonus room. The left side is gutted and ready to finish, while the right side has an updated electrical system & newly renovated BRs w/ HW floors & doors. Convenient location w/ rear access to off-street parking & detached garage, this property is ideal for investors, flippers, & buyers looking to create a custom-finished home.

5. 2020-07-15
   soldstatus $55,000
6. 2020-07-06
   soldstatus $55,000

   Show marketing remark (323 chars)

   This Charming home was once a double and was recently opened up to a single 5 bed 1 bath. Some rooms are still gutted and would be very easily converted back to a double if needed. Some original hard wood floors still in home. and in beautiful condition. This is an investors dream, a must see. Large deck and 2 car garage.

7. 2020-05-25
   listed $55,000

   Show marketing remark (323 chars)

   This Charming home was once a double and was recently opened up to a single 5 bed 1 bath. Some rooms are still gutted and would be very easily converted back to a double if needed. Some original hard wood floors still in home. and in beautiful condition. This is an investors dream, a must see. Large deck and 2 car garage.

ⓘ 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: $1,977 · $165/mo
• Projected year-2 tax: $2,962 · $247/mo
• Expected delta: +$986/yr (+$82/mo · 49.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $32,040
• − Mortgage interest: −$13,998
• − Property taxes: −$1,977
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,563
• − Management: −$2,563
• − Depreciation: −$7,270
• Taxable income: $2,419
• Est. tax owed @ 24.0%: −$581
• After-tax cash flow: $5,779/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: Greater Nanticoke Area SD
• NCES district ID: 4216290
• Math proficiency: 14% ▼ -8.00%
• Reading proficiency: 34% ▼ -14.00%
• Median HH income: $38,990
• Composite: 20.1/100
• National rank: #8647
• State rank: #479 of 539 in PA

Livability — Glen Lyon

• Score: 61/100
• State rank: #1432
• US rank: #18270

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glen Lyon, PA
• City population: 1,616
• Population (ZIP): 1,616

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 (81%)
• Race & ethnicity: White 81% Two or more races 10% Black 6% Asian 3% Hispanic / Latino 1%
• Common ancestry: Romanian 45% Scotch-Irish 6% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Indo-European 1% 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: ▲ 5.58%
• Current HPI: 278.0674
• 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

+354.4% since first listed

8 events — show timeline

• 2026-05-19 Pending — LCAR
• 2026-05-08 Listed $249,900 LCAR
• 2025-11-14 Sold (MLS) $80,000 LCAR
• 2025-10-12 Pending — LCAR
• 2025-10-07 Listed $99,000 LCAR
• 2020-07-15 Sold (Public Records) $55,000 Public Records
• 2020-07-06 Sold (MLS) $55,000 LCAR
• 2020-05-25 Listed $55,000 LCAR

Property tax history

+3.1%/yr

Latest (2026): $1,977 · +9.9% YoY. Source: county tax records.