845 Champions Dr Unit 13A · Butler, PA 18222

$299,900

3 bd · 2.5 ba · 1,510 sqft · Townhouse · 4 Days on market

Built 2026 Est $293k · at est.

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• Cash flow +7.6/30.0
• ARV discount +6.4/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +2.0/10.0
• DSCR +1.7/10.0

Listing remarks

The Greens at Sand Springs are both elegant and spacious, with a floorplan that will make you feel right at home. Upon entering, you'll be welcomed by an open-concept first floor, featuring a Kitchen that has everything you need for cooking and entertaining complete with a large island for extra seating, ample counter space, a convenient pantry. The Great Room and Dining Room are seamlessly connected to the Kitchen, making entertaining effortless. As you head upstairs, you'll be greeted by the spacious Owner's Suite with its wall of windows that bathe the room in natural light and provide a stunning view. The Owner's Suite also features a large walk-in closet and a private Bath with a spaci

Key facts

• Ample counter space
• Large island
• Convenient pantry

Tags

• OPEN-CONCEPT FIRST FLOOR
• LARGE ISLAND
• AMPLE COUNTER SPACE
• CONVENIENT PANTRY
• SPACIOUS OWNERS SUITE
• WALL OF WINDOWS

Property features AI

Finance

• Financial info: Listed as a spec home
• HOA & community: Located in The Greens at Sand Springs community

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Condominium / townhouse style unit; Located at 845 Champions Dr Unit 13A, Drums, PA 18222
• Exterior features: Living area of 1510

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec home in The Greens at Sand Springs community

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $300k.

Deal economics

• At list price, monthly cash flow is $-360 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (17.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (27.7% below list).
• Recommended offer: $217k (27.7% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 6.2% in Butler — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 71/100 on livability (#705 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime D-, 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.
• Zoned schools: Drums El/Ms (math 17% / reading 53%, grade F, #1,042 of 1,518 statewide, top 69%, 784 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: 134 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Luzerne County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $216,731 (27.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.72% ✗
• Cap rate: 4.85%
• Cash-on-cash: -5.15%
• DSCR: 0.77
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $292,940
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
846 Champions Dr	0.15mi	3/2.5	1,495 (-1%)	0mo	$305,900	$205	91
857 Champions Dr	0.09mi	3/2.5	1,510 (0%)	13mo	$300,000	$199	85
810 Champions Dr	0.31mi	3/2.5	1,510 (0%)	2mo	$292,500	$194	84
852 Champions Dr	0.09mi	3/2.5	1,510 (0%)	15mo	$300,000	$199	83
818 Champions Dr	0.29mi	3/2.5	1,495 (-1%)	3mo	$255,000	$171	82
865 Champions Dr	0.11mi	3/2.5	1,510 (0%)	15mo	$275,000	$182	82
16 Nicholas Court Dr	0.31mi	3/1.5	1,500 (-1%)	9mo	$298,500	$199	73
382 Long Run Rd	0.11mi	3/2.5	1,309 (-13%)	11mo	$259,500	$198	63
272 Refuge Cir	0.70mi	2/2.0 (-1)	1,555 (+3%)	9mo	$285,000	$183	48
259 Refuge Cir	0.65mi	3/2.0	1,640 (+9%)	13mo	$295,000	$180	43
218 Refuge Cir	0.73mi	2/2.0 (-1)	1,555 (+3%)	15mo	$289,900	$186	42
211 Refuge Cir	0.72mi	3/2.0	1,654 (+10%)	14mo	$280,000	$169	37

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: 20.6%
• Equity multiple: 2.67×
• Total profit: $140,414
• Equity at exit: $270,174

10-year hold

• IRR: 18.8%
• Equity multiple: 6.14×
• Total profit: $431,611
• Equity at exit: $582,640

Cash invested: $83,972 (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 18222

• Home prices YoY: 10.2%
• Active inventory: 134
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,167 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,498/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $-360

Break-even live

Break-even rent $2,623

Max offer price $247,754

Occupancy floor —

Sensitivity live

Price	-10% $-153	-5% $-257	+0% $-360	+5% $-464	+10% $-568
Rent	-10% $-532	-5% $-446	+0% $-360	+5% $-275	+10% $-189
Rate	-1.0pp $-209	-0.5pp $-284	base $-360	+0.5pp $-438	+1.0pp $-517

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
860 Champions Dr Drums, PA	3.0	2.5	1510	$2,200	$1.46	45d	1	0.10mi
16 Scotia Dr Drums, PA	3.0	2.5	1650	$2,240	$1.36	23d	1	1.09mi
11 Lazy Ln Drums, PA	2.0	2.0	1063	$1,815	$1.71	15d	1	1.23mi
227 Sand Springs Dr Drums, PA	2.0	2.0	1052	$1,805	$1.72	23d	1	1.36mi

Listing history 4 events

1. 2026-06-09
   days on market $299,900 Active 4 DOM
2. 2026-06-08
   days on market $299,900 Active 3 DOM
3. 2026-06-07
   remarks 699-char remark
4. 2026-06-07
   listed $299,900 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥93°F today · 16 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: $26,008
• − Mortgage interest: −$16,799
• − Property taxes: −$4,498
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,081
• − Management: −$2,081
• − Depreciation: −$8,724
• Taxable loss: −$9,675
• Est. tax savings @ 24.0%: +$2,322
• After-tax cash flow: $-2,002/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 — Butler

• Score: 71/100
• State rank: #705
• US rank: #6951

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 39,234
• Population (ZIP): 9,946

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Two or more races 7% Black 2%
• Hispanic origin (detail): Puerto Rican 2% Dominican 4%
• Common ancestry: Romanian 10% Scotch-Irish 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% Arabic 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: ▲ 28.01%
• Current HPI: 302.4923
• 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