942 Burton St · Freeland, PA 18224

$130,000

3 bd · 1.0 ba · 1,156 sqft · SingleFamily public records · 6 Days on market

Built 1940 3,049 sqft lot Est $149k · 13% 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 +26.2/30.0
• ARV discount +13.3/15.0
• Appreciation +10.0/10.0
• DSCR +8.9/10.0
• 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

3-bedroom 1 bath half double in quiet area off town. Home features: 1st floor laundry and spacious rooms. Some TLC needed but plenty of opportunity for added value!! Sellers will not make any repairs being sold AS IS. All measurements approx.

Key facts

• Renovated bathroom
• Fresh paint
• Conveniently located

Tags

• FRESH PAINT
• NEWLY INSTALLED KITCHEN FLOOR
• RENOVATED BATHROOM
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Aluminum siding
• Construction: Aluminum siding construction
• Exterior features: Residential zoning

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Baseboard heat
• Interior features: Dining room fireplace; Basement

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 $332 ($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 9.4% 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: Freeland El/Ms (math 8% / reading 27%, grade F, #1,295 of 1,518 statewide, top 86%, 951 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 91% FRL vs 60% district-wide (32 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 6 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.
• Current owner paid $75k; list at $130k implies a 73% gain — meaningful room to come down on a strong offer.

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: 9.36%
• Cash-on-cash: 10.96%
• DSCR: 1.49
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $149,124
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
640 Ridge St	0.12mi	3/1.0	1,209 (+5%)	1mo	$160,000	$132	86
520 Kalmia St	0.32mi	3/1.0	1,160 (+0%)	1mo	$150,000	$129	84
942 Burton St	0.00mi	3/1.0	1,260 (+9%)	3mo	$75,000	$60	82
1140 Centre St	0.31mi	3/1.0	1,176 (+2%)	8mo	$152,500	$130	76
611 Washington St	0.26mi	3/1.0	1,248 (+8%)	3mo	$119,900	$96	72
932 Ridge St	0.11mi	2/1.5 (-1)	1,104 (-4%)	10mo	$141,500	$128	72
710 Walnut St St	0.19mi	3/1.0	1,260 (+9%)	8mo	$105,000	$83	70
909 Birkbeck St	0.38mi	3/1.0	1,320 (+14%)	0mo	$110,000	$83	58
714 Ingham St	0.57mi	3/1.0	1,248 (+8%)	2mo	$95,000	$76	58
113 St James Dr	0.74mi	2/1.5 (-1)	1,158 (+0%)	4mo	$150,000	$130	55
432 Park St	0.42mi	4/1.0 (+1)	1,328 (+15%)	8mo	$200,000	$151	44
340 Crescent Rd	0.73mi	2/2.0 (-1)	1,300 (+12%)	9mo	$237,000	$182	29

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: 32.3%
• Equity multiple: 3.53×
• Total profit: $91,941
• Equity at exit: $117,114

10-year hold

• IRR: 27.9%
• Equity multiple: 7.98×
• Total profit: $254,043
• 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: −$77 /mo · $926/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $332

Break-even live

Break-even rent $1,029

Max offer price $130,000

Occupancy floor 72%

Sensitivity live

Price	-10% $406	-5% $369	+0% $332	+5% $296	+10% $259
Rent	-10% $218	-5% $275	+0% $332	+5% $390	+10% $447
Rate	-1.0pp $398	-0.5pp $365	base $332	+0.5pp $299	+1.0pp $264

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	0.43mi

Listing history 7 events

1. 2026-06-19
   days on market $130,000 Active 6 DOM
2. 2026-06-18
   days on market $130,000 Active 5 DOM
3. 2026-06-17
   days on market $130,000 Active 4 DOM
4. 2026-06-16
   days on market $130,000 Active 3 DOM
5. 2026-06-15
   days on market $130,000 Active 2 DOM
6. 2026-06-14
   remarks 316-char remark
7. 2026-06-14
   listed $130,000 Active 1 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: $926 · $77/mo
• Projected year-2 tax: $1,490 · $124/mo
• Expected delta: +$564/yr (+$47/mo · 60.8%)

ⓘ 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 2/10 Low 7 d/yr ≥90°F today · 16 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: −$926
• − Insurance: −$650
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$3,782
• Taxable income: $1,976
• Est. tax owed @ 24.0%: −$474
• After-tax cash flow: $3,515/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

+116.7% since first listed

5 events — show timeline

• 2026-06-13 Listed $130,000 LCAR
• 2026-03-13 Sold (MLS) $75,000 LCAR
• 2026-02-24 Pending — LCAR
• 2026-02-19 Listed $79,900 LCAR
• 2005-06-03 Sold (Public Records) $60,000 Public Records

Property tax history

+2.9%/yr

Latest (2026): $926 · +3.8% YoY. Source: county tax records.