212 Fayette Ave · Luzerne, PA 15444

$50,000

3 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 65 Days on market

Built 1940 0.46 ac lot $41/sqft · 62% below area ↓ 12% since listing

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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 +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Price Improvement!! Attention investors and handymen - opportunity is calling! Bring your vision and rehab skills to this spacious home in a quiet neighborhood near Patsy Hillman Park, known for its great fishing, biking, and picnic areas. The hard stuff is already done, with recent upgrades that include new sewage lines to the road, new gas lines to the meter, new water lines to the house, and a newly inspected 220-amp electrical service. With the versatile furnace, gas, wood, or coal may be used. This home features an integral garage with additional off-street parking and is situated on nearly a half-acre, completely fenced corner lot. See it before it's too late!

Key facts

• Recent upgrades
• Integral garage
• New sewage lines

Tags

• NEAR PATSY HILLMAN PARK
• RECENT UPGRADES
• NEW SEWAGE LINES
• NEW GAS LINES
• NEW WATER LINES
• INTEGRAL GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $540 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.2% 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: 3 active listings in the ZIP; 201 units permitted in Fayette County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $392 of equity ($346 loan paydown + $46 appreciation (0.1% local appreciation)).
• Fayette County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.1% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $47,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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 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: 2.24% ✓
• Cap rate: 19.24%
• Cash-on-cash: 46.24%
• DSCR: 3.06
• GRM: 3.7

CMA / ARV

• ARV (median comp): $130,559
• List price: $50,000
• Delta: -61.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
704 Lewis St	0.42mi	3/1.0	1,248 (+2%)	15mo	$31,000	$25	64
552 Pearl St	0.53mi	3/1.0	1,320 (+8%)	3mo	$70,000	$53	60
911 Greene St	0.43mi	2/1.0 (-1)	1,269 (+4%)	11mo	$150,000	$118	59
816 High St	0.31mi	3/2.0	1,048 (-14%)	3mo	$198,900	$190	55
1509 Water St	0.43mi	3/1.5	1,328 (+8%)	17mo	$105,000	$79	50
1317 Sheridan Ave	0.43mi	2/1.5 (-1)	1,328 (+8%)	13mo	$146,058	$110	48
1320 Water St	0.47mi	3/2.0	1,372 (+12%)	8mo	$20,000	$15	48
804 Park Ave	0.52mi	3/1.5	1,323 (+8%)	16mo	$165,500	$125	47
1202 6th St	0.17mi	2/2.0 (-1)	1,040 (-15%)	18mo	$160,000	$154	42
503 Pearl St	0.60mi	2/1.5 (-1)	1,100 (-10%)	8mo	$137,000	$125	41
538 Green St	0.56mi	2/1.0 (-1)	1,040 (-15%)	16mo	$66,950	$64	30

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

Projected returns pro-forma

0.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.7%
• Equity multiple: 3.37×
• Total profit: $33,131
• Equity at exit: $14,748

10-year hold

• IRR: 50.3%
• Equity multiple: 6.71×
• Total profit: $79,970
• Equity at exit: $17,912

Cash invested: $14,000 (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 15444

• Home prices YoY: 0.0%
• Active inventory: 3
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,121 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$63 /mo · $756/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $540

Break-even live

Break-even rent $438

Max offer price $50,000

Occupancy floor 47%

Sensitivity live

Price	-10% $568	-5% $554	+0% $540	+5% $525	+10% $511
Rent	-10% $451	-5% $495	+0% $540	+5% $584	+10% $628
Rate	-1.0pp $565	-0.5pp $552	base $540	+0.5pp $527	+1.0pp $513

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $50,000 Active 65 DOM
2. 2026-06-18
   days on market $50,000 Active 63 DOM
3. 2026-06-17
   days on market $50,000 Active 62 DOM
4. 2026-06-16
   days on market $50,000 Active 61 DOM
5. 2026-06-15
   days on market $50,000 Active 60 DOM
6. 2026-06-13
   days on market $50,000 Active 58 DOM
7. 2026-06-12
   days on market $50,000 Active 57 DOM
8. 2026-06-09
   days on market $50,000 Active 54 DOM
9. 2026-06-08
   days on market $50,000 Active 53 DOM
10. 2026-06-08
    days on market $50,000 Active 52 DOM
11. 2026-06-04
    days on market $50,000 Active 48 DOM
12. 2026-06-02
    days on market $50,000 Active 47 DOM
13. 2026-06-01
    days on market $50,000 Active 46 DOM
14. 2026-05-31
    days on market $50,000 Active 45 DOM
15. 2026-05-02
    price $53,000 674-char remark

    Show marketing remark (674 chars)

    Price Improvement!! Attention investors and handymen - opportunity is calling! Bring your vision and rehab skills to this spacious home in a quiet neighborhood near Patsy Hillman Park, known for its great fishing, biking, and picnic areas. The hard stuff is already done, with recent upgrades that include new sewage lines to the road, new gas lines to the meter, new water lines to the house, and a newly inspected 220-amp electrical service. With the versatile furnace, gas, wood, or coal may be used. This home features an integral garage with additional off-street parking and is situated on nearly a half-acre, completely fenced corner lot. See it before it's too late!

16. 2026-04-16
    listed $60,000 Active 674-char remark

    Show marketing remark (674 chars)

    Price Improvement!! Attention investors and handymen - opportunity is calling! Bring your vision and rehab skills to this spacious home in a quiet neighborhood near Patsy Hillman Park, known for its great fishing, biking, and picnic areas. The hard stuff is already done, with recent upgrades that include new sewage lines to the road, new gas lines to the meter, new water lines to the house, and a newly inspected 220-amp electrical service. With the versatile furnace, gas, wood, or coal may be used. This home features an integral garage with additional off-street parking and is situated on nearly a half-acre, completely fenced corner lot. See it before it's too late!

ⓘ 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: $756 · $63/mo
• Projected year-2 tax: $773 · $64/mo
• Expected delta: +$17/yr (+$1/mo · 2.2%)

ⓘ 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 ≥98°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: $13,452
• − Mortgage interest: −$2,801
• − Property taxes: −$756
• − Insurance: −$250
• − Repairs & maintenance: −$1,076
• − Management: −$1,076
• − Depreciation: −$1,455
• Taxable income: $6,038
• Est. tax owed @ 24.0%: −$1,449
• After-tax cash flow: $5,025/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

• Census place: Hiller, PA
• City population: 2,959
• Population (ZIP): 834

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 (73%)
• Race & ethnicity: White 73% Black 16% Hispanic / Latino 11% Two or more races 7%
• Common ancestry: Romanian 48% Iranian 1%

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: ▲ 0.09%
• Current HPI: 207.985
• 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

-11.7% since first listed

2 events — show timeline

• 2026-05-02 Price Changed $53,000 West Penn MLS
• 2026-04-16 Listed $60,000 West Penn MLS

Property tax history

+2.5%/yr

Latest (2026): $756 · +0.0% YoY. Source: county tax records.