63 Holiday Dr · Foster, PA 18661

$144,900

3 bd · 1.0 ba · 1,024 sqft · SingleFamily public records · 74 Days on market

Built 1989 0.26 ac lot $142/sqft · 7% below area Est $156k · 7% under $82/mo HOA · 6% of rent

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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 +16.2/30.0
• ARV discount +10.8/15.0
• Appreciation +10.0/10.0
• DSCR +5.0/10.0
• 1% rule +4.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

This well-maintained 1,024 sqft contemporary features 3 bedrooms and 1 bath on a level 0.26-acre lot. The interior boasts a brick fireplace and a unique split-level staircase. Enjoy peace of mind with a new water tank and an energy-efficient water heater. The exterior includes a spacious deck and a wooded yard, perfect for outdoor activities. Residents benefit from community amenities like a lake, pool, and clubhouse, with easy access to I-80. This property offers a solid foundation for those looking to add personal touches and modern updates to a functional space. TAX ID 23-Q11S6-009-003

Key facts

• New water tank
• Brick fireplace
• Spacious deck

Tags

• BRICK FIREPLACE
• SPLIT-LEVEL STAIRCASE
• NEW WATER TANK
• ENERGY-EFFICIENT WATER HEATER
• SPACIOUS DECK
• WOODED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $77 ($929/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (3.4% below list).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: 70 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 $15k of equity ($1k loan paydown + $14k 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 $41k 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

• It's been on market 74 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $145k implies a 93% gain — meaningful room to come down on a strong offer.

Recommended offer $136,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.29%
• DSCR: 1.10
• GRM: 8.6

CMA / ARV

• ARV (median comp): $156,290
• List price: $144,900
• Delta: -7.29%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
68 Holiday Dr	0.05mi	3/1.5	905 (-12%)	1mo	$235,000	$260	76
1219 Woodhaven Dr	0.14mi	3/2.0	1,056 (+3%)	11mo	$120,000	$114	75
54 Hickory Hills Drive Dr	0.43mi	3/1.0	1,040 (+2%)	6mo	$186,500	$179	72
68 Holiday Dr	0.05mi	3/1.5	896 (-12%)	11mo	$210,000	$234	65
43 Holiday Dr	0.14mi	3/1.5	1,080 (+6%)	22mo	$169,000	$156	64
78 Sunshine Dr	0.16mi	2/2.0 (-1)	1,080 (+6%)	12mo	$187,500	$174	64
38 Vacation Dr	0.34mi	3/1.0	960 (-6%)	15mo	$147,000	$153	61
60 Vacation Dr	0.39mi	2/1.0 (-1)	900 (-12%)	1mo	$172,500	$192	56
9 Cougar Dr	0.65mi	3/2.0	1,000 (-2%)	13mo	$148,000	$148	51
26 Deer Cross Rd	0.59mi	3/1.0	1,064 (+4%)	17mo	$115,000	$108	51
160 Hillary Dr	0.53mi	3/2.0	1,040 (+2%)	23mo	$200,000	$192	49
19 Deer Cross Road Rd	0.64mi	3/2.0	1,160 (+13%)	21mo	$239,000	$206	26

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: 25.9%
• Equity multiple: 3.07×
• Total profit: $83,884
• Equity at exit: $130,537

10-year hold

• IRR: 22.8%
• Equity multiple: 6.99×
• Total profit: $243,223
• Equity at exit: $281,509

Cash invested: $40,572 (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 18661

• Home prices YoY: 15.0%
• Active inventory: 70
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$126 /mo · $1,516/yr
• Insurance: −$60
• HOA: −$82
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $77

Break-even live

Break-even rent $1,302

Max offer price $144,900

Occupancy floor 89%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Lee Rd White Haven, PA	3.0	2.0	1000	$1,400	$1.40	43d	1	0.51mi

HOA detail

• Monthly dues: $82 · $984/yr
• Likely covers: waterpool

Listing history 20 events

1. 2026-06-17
   days on market $144,900 Active 74 DOM
2. 2026-06-16
   days on market $144,900 Active 73 DOM
3. 2026-06-15
   days on market $144,900 Active 72 DOM
4. 2026-06-14
   days on market $144,900 Active 70 DOM
5. 2026-06-12
   days on market $144,900 Active 69 DOM
6. 2026-06-09
   days on market $144,900 Active 66 DOM
7. 2026-06-08
   days on market $144,900 Active 65 DOM
8. 2026-06-07
   days on market $144,900 Active 64 DOM
9. 2026-06-02
   days on market $144,900 Active 59 DOM
10. 2026-06-01
    days on market $144,900 Active 58 DOM
11. 2026-05-31
    days on market $144,900 Active 57 DOM
12. 2026-05-30
    days on market $144,900 Active 56 DOM
13. 2026-05-13
    price $144,900 595-char remark

    Show marketing remark (595 chars)

    This well-maintained 1,024 sqft contemporary features 3 bedrooms and 1 bath on a level 0.26-acre lot. The interior boasts a brick fireplace and a unique split-level staircase. Enjoy peace of mind with a new water tank and an energy-efficient water heater. The exterior includes a spacious deck and a wooded yard, perfect for outdoor activities. Residents benefit from community amenities like a lake, pool, and clubhouse, with easy access to I-80. This property offers a solid foundation for those looking to add personal touches and modern updates to a functional space. TAX ID 23-Q11S6-009-003

14. 2026-04-28
    price $155,000 595-char remark

    Show marketing remark (595 chars)

    This well-maintained 1,024 sqft contemporary features 3 bedrooms and 1 bath on a level 0.26-acre lot. The interior boasts a brick fireplace and a unique split-level staircase. Enjoy peace of mind with a new water tank and an energy-efficient water heater. The exterior includes a spacious deck and a wooded yard, perfect for outdoor activities. Residents benefit from community amenities like a lake, pool, and clubhouse, with easy access to I-80. This property offers a solid foundation for those looking to add personal touches and modern updates to a functional space. TAX ID 23-Q11S6-009-003

15. 2026-04-04
    listed $165,000 Active 595-char remark

    Show marketing remark (595 chars)

    This well-maintained 1,024 sqft contemporary features 3 bedrooms and 1 bath on a level 0.26-acre lot. The interior boasts a brick fireplace and a unique split-level staircase. Enjoy peace of mind with a new water tank and an energy-efficient water heater. The exterior includes a spacious deck and a wooded yard, perfect for outdoor activities. Residents benefit from community amenities like a lake, pool, and clubhouse, with easy access to I-80. This property offers a solid foundation for those looking to add personal touches and modern updates to a functional space. TAX ID 23-Q11S6-009-003

16. 2019-01-25
    soldstatus $74,900
17. 2019-01-17
    soldstatus $74,900
18. 2018-06-18
    listed $74,900
19. 2011-04-20
    listed $88,500
20. 2010-01-19
    listed $99,900

ⓘ 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: $1,516 · $126/mo
• Projected year-2 tax: $1,903 · $159/mo
• Expected delta: +$387/yr (+$32/mo · 25.5%)

ⓘ 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 ≥91°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: $16,800
• − Mortgage interest: −$8,117
• − Property taxes: −$1,516
• − Insurance: −$724
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − HOA: −$984
• − Depreciation: −$4,215
• Taxable loss: −$1,445
• Est. tax savings @ 24.0%: +$347
• After-tax cash flow: $1,276/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 — Foster

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Hickory Hills, PA
• Population (ZIP): 5,541

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 16% Lithuanian 2% Polish 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Other Asian/Pacific 1% Russian/Polish/Slavic 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: ▲ 38.68%
• Current HPI: 296.5596
• 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

+45.0% since first listed

8 events — show timeline

• 2026-05-13 Price Changed $144,900 BRIGHT MLS
• 2026-04-28 Price Changed $155,000 BRIGHT MLS
• 2026-04-04 Listed $165,000 BRIGHT MLS
• 2019-01-25 Sold (Public Records) $74,900 Public Records
• 2019-01-17 Sold (MLS) $74,900 LCAR
• 2018-06-18 Listed $74,900 LCAR
• 2011-04-20 Listed $88,500 PMAR
• 2010-01-19 Listed $99,900 PMAR

Property tax history

+2.8%/yr

Latest (2026): $1,516 · +4.6% YoY. Source: county tax records.