211 Melrose St · Luzerne, PA 15433

$12,950

2 bd · 1.0 ba · 1,016 sqft · MultiFamily public records · 84 Days on market

Built 1930 0.48 ac lot $13/sqft · 80% below area ↓ 25% since listing

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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 +15.0/30.0
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +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

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

Need an investment or starter home, this 2 bed/1 bath half duplex would be perfect. Extras include a covered front porch, enclosed side porch, and a walk-out basement. Within close proximity to Brownsville.

Key facts

• Covered front porch
• Enclosed side porch
• Walk-out basement

Tags

• COVERED FRONT PORCH
• ENCLOSED SIDE PORCH
• WALK-OUT BASEMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $13k.

Deal economics

• At list price, monthly cash flow is $637 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($953 rent vs $13k).
• Recommended offer: $12k (6.0% below list) — sets the bar for market timing.
• Cap rate 65.3% 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: 5 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 $912 of equity ($90 loan paydown + $822 appreciation (6.3% 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 (6.3% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($12k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $12,173 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 7.36% ✓
• Cap rate: 65.31%
• Cash-on-cash: 210.77%
• DSCR: 10.38
• GRM: 1.1

CMA / ARV

• ARV (median comp): $64,817
• List price: $12,950
• Delta: -80.02%
• Verdict: UNDERPRICED
• Comps: 18 within 2.0 mi

Projected returns pro-forma

6.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 13.30×
• Total profit: $44,604
• Equity at exit: $8,428

10-year hold

• IRR: —
• Equity multiple: 28.42×
• Total profit: $99,433
• Equity at exit: $15,539

Cash invested: $3,626 (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 15433

• Home prices YoY: 3.8%
• Active inventory: 5
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $953 medium
• Mortgage (P&I): −$68
• Tax from tax record: −$43 /mo · $514/yr
• Insurance: −$5
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $637

Break-even live

Break-even rent $147

Max offer price $12,950

Occupancy floor 28%

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: $3,238
• Closing costs: $388
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $12,950 Active 84 DOM
2. 2026-06-17
   days on market $12,950 Active 83 DOM
3. 2026-06-16
   days on market $12,950 Active 82 DOM
4. 2026-06-15
   days on market $12,950 Active 81 DOM
5. 2026-06-13
   days on market $12,950 Active 79 DOM
6. 2026-06-12
   days on market $12,950 Active 78 DOM
7. 2026-06-09
   days on market $12,950 Active 75 DOM
8. 2026-06-08
   days on market $12,950 Active 74 DOM
9. 2026-06-08
   pricedays on market $12,950 Active 73 DOM
10. 2026-06-04
    days on market $14,950 Active 69 DOM
11. 2026-06-02
    days on market $14,950 Active 68 DOM
12. 2026-06-01
    days on market $14,950 Active 67 DOM
13. 2026-05-31
    days on market $14,950 Active 66 DOM
14. 2026-05-01
    price $14,950 206-char remark

    Show marketing remark (206 chars)

    Need an investment or starter home, this 2 bed/1 bath half duplex would be perfect. Extras include a covered front porch, enclosed side porch, and a walk-out basement. Within close proximity to Brownsville.

15. 2026-03-25
    listed $19,950 Active 206-char remark

    Show marketing remark (206 chars)

    Need an investment or starter home, this 2 bed/1 bath half duplex would be perfect. Extras include a covered front porch, enclosed side porch, and a walk-out basement. Within close proximity to Brownsville.

ⓘ 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: $514 · $43/mo
• Projected year-2 tax: $514 · $43/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $11,439
• − Mortgage interest: −$725
• − Property taxes: −$514
• − Insurance: −$65
• − Repairs & maintenance: −$915
• − Management: −$915
• − Depreciation: −$377
• Taxable income: $7,927
• Est. tax owed @ 24.0%: −$1,903
• After-tax cash flow: $5,740/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): 627

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Polish 8% Romanian 2% Iranian 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: ▲ 6.35%
• Current HPI: 174.338
• 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

-25.1% since first listed

2 events — show timeline

• 2026-05-01 Price Changed $14,950 West Penn MLS
• 2026-03-25 Listed $19,950 West Penn MLS

Property tax history

+2.5%/yr

Latest (2026): $514 · +0.0% YoY. Source: county tax records.