916 Coal St · Luzerne, PA 15475

$22,000

2 bd · 1.0 ba · 980 sqft · MultiFamily public records · 246 Days on market

Built 1920 3,105 sqft lot $22/sqft · 67% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

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

Here's the project you've been looking for. This half duplex is ready to be brought back to glory. The other side of the half duplex is also for sale, though it's a different seller. The sellers are related and would like to sell both sides to the same buyer. The other side features two parcels. The house sits on . 08 acres and the yard is . 23 acres for a total of . 31 acres. The other side MLS number is 1726054. Contractors, investors, hobbyists, this project is for you! Sold as is, sellers will not make any improvements.

Key facts

• 3,105 sq ft lot
• Built 1920
• Listed 246 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $22k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($905 rent vs $22k).
• Recommended offer: $19k (12.0% below list) — sets the bar for market timing.
• Cap rate 36.9% vs local median 6.1% in Luzerne — 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 76/100 on livability (#391 in PA, #3,538 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities C-, schools D+, commute F.
• Brownsville Area SD (rural): math 17% / reading 34% proficiency, ranked #472 of 539 in PA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 7 active listings in the ZIP; 201 units permitted in Fayette County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.6%/yr); year-one equity from $152 of loan paydown is wiped out by about $362 of value loss. Plan a longer hold.
• Fayette County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.6% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 246 days — a 12% lower offer ($19k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $19,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 246 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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: 4.11% ✓
• Cap rate: 36.92%
• Cash-on-cash: 109.38%
• DSCR: 5.87
• GRM: 2.0

CMA / ARV

• ARV (median comp): $66,828
• List price: $22,000
• Delta: -67.08%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-1.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.44×
• Total profit: $33,488
• Equity at exit: $4,639

10-year hold

• IRR: —
• Equity multiple: 13.41×
• Total profit: $76,429
• Equity at exit: $4,320

Cash invested: $6,160 (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 15475

• Home prices YoY: -1.0%
• Active inventory: 7
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $905 medium
• Mortgage (P&I): −$115
• Tax from tax record: −$29 /mo · $346/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $561

Break-even live

Break-even rent $194

Max offer price $22,000

Occupancy floor 33%

Sensitivity live

Price	-10% $574	-5% $568	+0% $561	+5% $555	+10% $549
Rent	-10% $490	-5% $526	+0% $561	+5% $597	+10% $633
Rate	-1.0pp $573	-0.5pp $567	base $561	+0.5pp $556	+1.0pp $550

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: $5,500
• Closing costs: $660
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $22,000 Active 246 DOM
2. 2026-06-18
   days on market $22,000 Active 244 DOM
3. 2026-06-17
   days on market $22,000 Active 243 DOM
4. 2026-06-16
   days on market $22,000 Active 242 DOM
5. 2026-06-15
   days on market $22,000 Active 241 DOM
6. 2026-06-13
   days on market $22,000 Active 239 DOM
7. 2026-06-12
   days on market $22,000 Active 238 DOM
8. 2026-06-09
   days on market $22,000 Active 235 DOM
9. 2026-06-08
   days on market $22,000 Active 234 DOM
10. 2026-06-08
    days on market $22,000 Active 233 DOM
11. 2026-06-04
    days on market $22,000 Active 229 DOM
12. 2026-06-02
    days on market $22,000 Active 228 DOM
13. 2026-06-01
    days on market $22,000 Active 227 DOM
14. 2026-05-31
    days on market $22,000 Active 226 DOM
15. 2025-10-17
    listed $22,000 Active 529-char remark

    Show marketing remark (529 chars)

    Here's the project you've been looking for. This half duplex is ready to be brought back to glory. The other side of the half duplex is also for sale, though it's a different seller. The sellers are related and would like to sell both sides to the same buyer. The other side features two parcels. The house sits on . 08 acres and the yard is . 23 acres for a total of . 31 acres. The other side MLS number is 1726054. Contractors, investors, hobbyists, this project is for you! Sold as is, sellers will not make any improvements.

ⓘ 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: $346 · $29/mo
• Projected year-2 tax: $347 · $29/mo
• Expected delta: +$1/yr ($0/mo · 0.2%)

ⓘ 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 3/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,859
• − Mortgage interest: −$1,232
• − Property taxes: −$346
• − Insurance: −$110
• − Repairs & maintenance: −$869
• − Management: −$869
• − Depreciation: −$640
• Taxable income: $6,793
• Est. tax owed @ 24.0%: −$1,630
• After-tax cash flow: $5,108/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: Brownsville Area SD
• NCES district ID: 4204080
• Math proficiency: 17% ▼ -3.00%
• Reading proficiency: 34% ▼ -5.00%
• Median HH income: $34,500
• Composite: 20.93/100
• National rank: #8481
• State rank: #472 of 539 in PA

Livability — Luzerne

• Score: 76/100
• State rank: #391
• US rank: #3538

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,959
• Population (ZIP): 800

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 127,561 people
• By 2030: 123,206 · -3.4%
• By 2040: 113,232 · -11.2%
• By 2050: 103,468 · -18.9%
• By 2075: 83,185 · -34.8%
• By 2100: 62,384 · -51.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 12%
• Common ancestry: Romanian 10% Serbian 4% Scotch-Irish 2%

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+37.9) · D 30.8% · R 68.7%
• 2008→2024 swing: -37.5pp toward R · 2008: -0.4pp · 2024: -37.9pp
• All cycles: 2024: R+37.9 2020: R+33.5 2016: R+31.0 2012: R+8.3 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.64%
• Current HPI: 163.4602
• 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

1 event — show timeline

• 2025-10-17 Listed $22,000 West Penn MLS

Property tax history

+2.5%/yr

Latest (2026): $346 · +0.0% YoY. Source: county tax records.