32 Broderick St · Swoyersville, PA 18704

$114,900

3 bd · 1.0 ba · 980 sqft · SingleFamily public records · 10 Days on market

Built 1935 5,227 sqft lot Est $152k · 24% under

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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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +7.4/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3bd Traditional home located in a CONVENIENT LOCATION close to everyday necessities, local shops, & major routes for an easy commute. This home blends comfort & functionality in a warm, inviting setting. The bright main level features a Living Room that flows seamlessly into the SPACIOUS Eat-in Kitchen w/ plenty of cabinet & counter space, along w/ a full bath on the first floor. Upstairs, you'll find 3 comfortable bedrooms, perfect for rest, guests, or a home office setup. Additional highlights include a FULL BASEMENT offering great storage or future potential, a LARGE BACKYARD ideal for outdoor enjoyment, & both a covered front porch & covered back porch, perfect spots to relax in any season. PUBLIC water & sewer add to the ease of ownership in this well-located home. CALL TODAY to schedule an appointment!

Key facts

• Covered front porch
• Large backyard
• Full basement

Tags

• SPACIOUS EAT-IN KITCHEN
• FULL BASEMENT
• LARGE BACKYARD
• COVERED FRONT PORCH
• COVERED BACK PORCH
• PUBLIC WATER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).

Location & tenants

• Location reads 75/100 on livability (#444 in PA, #4,046 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities D-, commute F.
• Wyoming Valley West SD (suburban): math 18% / reading 42% proficiency, ranked #445 of 539 in PA (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.7%/yr); 132 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Luzerne County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $82k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,900

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.24% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.05%
• DSCR: 1.58
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $151,900
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 Broderick St	0.00mi	3/1.0	1,000 (+2%)	1mo	$120,000	$120	96
129 Oliver St	0.26mi	3/1.0	920 (-6%)	6mo	$207,500	$226	73
856 Charles St	0.21mi	2/1.0 (-1)	1,037 (+6%)	13mo	$161,000	$155	64
867 North St	0.35mi	2/1.0 (-1)	960 (-2%)	21mo	$117,000	$122	58
173 Hemlock St	0.69mi	3/1.0	1,062 (+8%)	19mo	$180,000	$169	38
16 Linden St	0.51mi	3/1.0	1,104 (+13%)	20mo	$54,000	$49	38
1 Yank St	0.73mi	2/1.0 (-1)	1,080 (+10%)	9mo	$200,000	$185	36

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

Projected returns pro-forma

-3.0% appreciation · 4.65% rent growth · sell at horizon

5-year hold

• IRR: 4.8%
• Equity multiple: 1.19×
• Total profit: $6,084
• Equity at exit: $17,132

10-year hold

• IRR: 15.7%
• Equity multiple: 2.38×
• Total profit: $44,238
• Equity at exit: $9,934

Cash invested: $32,172 (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 18704

• Rents YoY: 4.7%
• Active inventory: 132
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,424 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$125 /mo · $1,495/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $350

Break-even live

Break-even rent $981

Max offer price $114,900

Occupancy floor 70%

Sensitivity live

Price	-10% $415	-5% $382	+0% $350	+5% $317	+10% $285
Rent	-10% $237	-5% $294	+0% $350	+5% $406	+10% $462
Rate	-1.0pp $408	-0.5pp $379	base $350	+0.5pp $320	+1.0pp $290

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
942 Wyoming Ave Unit A Forty Fort, PA	2.0	1.5	1054	$1,600	$1.52	45d	1	1.11mi
341 Hughes St Unit 1 Swoyersville, PA	2.0	1.0	950	$1,175	$1.24	45d	1	1.32mi
256 E Grove St Kingston, PA	2.0	1.0	1000	$1,250	$1.25	15d	1	1.34mi
59 Price St Unit 2 Kingston, PA	3.0	1.0	1000	$1,100	$1.10	45d	1	1.43mi

Listing history 12 events

1. 2026-04-24
   status Pending

   Show marketing remark (862 chars)

   Charming 3bd Traditional home located in a CONVENIENT LOCATION close to everyday necessities, local shops, & major routes for an easy commute. This home blends comfort & functionality in a warm, inviting setting. The bright main level features a Living Room that flows seamlessly into the SPACIOUS Eat-in Kitchen w/ plenty of cabinet & counter space, along w/ a full bath on the first floor. Upstairs, you'll find 3 comfortable bedrooms, perfect for rest, guests, or a home office setup. Additional highlights include a FULL BASEMENT offering great storage or future potential, a LARGE BACKYARD ideal for outdoor enjoyment, & both a covered front porch & covered back porch, perfect spots to relax in any season. PUBLIC water & sewer add to the ease of ownership in this well-located home. CALL TODAY to schedule an appointment!

2. 2026-04-24
   status Pending 862-char remark

   Show marketing remark (862 chars)

   Charming 3bd Traditional home located in a CONVENIENT LOCATION close to everyday necessities, local shops, & major routes for an easy commute. This home blends comfort & functionality in a warm, inviting setting. The bright main level features a Living Room that flows seamlessly into the SPACIOUS Eat-in Kitchen w/ plenty of cabinet & counter space, along w/ a full bath on the first floor. Upstairs, you'll find 3 comfortable bedrooms, perfect for rest, guests, or a home office setup. Additional highlights include a FULL BASEMENT offering great storage or future potential, a LARGE BACKYARD ideal for outdoor enjoyment, & both a covered front porch & covered back porch, perfect spots to relax in any season. PUBLIC water & sewer add to the ease of ownership in this well-located home. CALL TODAY to schedule an appointment!

3. 2026-04-14
   listed $114,900 Active

   Show marketing remark (862 chars)

   Charming 3bd Traditional home located in a CONVENIENT LOCATION close to everyday necessities, local shops, & major routes for an easy commute. This home blends comfort & functionality in a warm, inviting setting. The bright main level features a Living Room that flows seamlessly into the SPACIOUS Eat-in Kitchen w/ plenty of cabinet & counter space, along w/ a full bath on the first floor. Upstairs, you'll find 3 comfortable bedrooms, perfect for rest, guests, or a home office setup. Additional highlights include a FULL BASEMENT offering great storage or future potential, a LARGE BACKYARD ideal for outdoor enjoyment, & both a covered front porch & covered back porch, perfect spots to relax in any season. PUBLIC water & sewer add to the ease of ownership in this well-located home. CALL TODAY to schedule an appointment!

4. 2026-04-14
   listed $114,900 Active 862-char remark

   Show marketing remark (862 chars)

   Charming 3bd Traditional home located in a CONVENIENT LOCATION close to everyday necessities, local shops, & major routes for an easy commute. This home blends comfort & functionality in a warm, inviting setting. The bright main level features a Living Room that flows seamlessly into the SPACIOUS Eat-in Kitchen w/ plenty of cabinet & counter space, along w/ a full bath on the first floor. Upstairs, you'll find 3 comfortable bedrooms, perfect for rest, guests, or a home office setup. Additional highlights include a FULL BASEMENT offering great storage or future potential, a LARGE BACKYARD ideal for outdoor enjoyment, & both a covered front porch & covered back porch, perfect spots to relax in any season. PUBLIC water & sewer add to the ease of ownership in this well-located home. CALL TODAY to schedule an appointment!

5. 2023-04-11
   soldstatus $81,500
6. 2023-04-10
   soldstatus $81,500 Closed
7. 2023-03-27
   status Pending
8. 2023-03-03
   price $79,900
9. 2023-02-07
   price $89,000
10. 2022-11-16
    status Active
11. 2022-10-20
    status Pending
12. 2022-10-07
    listed $99,000 Active

ⓘ 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: $1,495 · $125/mo
• Projected year-2 tax: $1,655 · $138/mo
• Expected delta: +$160/yr (+$13/mo · 10.7%)

ⓘ 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 4/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,088
• − Mortgage interest: −$6,436
• − Property taxes: −$1,495
• − Insurance: −$574
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$3,343
• Taxable income: $2,506
• Est. tax owed @ 24.0%: −$601
• After-tax cash flow: $3,598/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: Wyoming Valley West SD
• NCES district ID: 4225950
• Math proficiency: 18% ▼ -11.00%
• Reading proficiency: 42% ▼ -12.00%
• Median HH income: $42,437
• Composite: 25.38/100
• National rank: #7470
• State rank: #445 of 539 in PA

Livability — Swoyersville

• Score: 75/100
• State rank: #444
• US rank: #4046

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Swoyersville, PA
• County: Luzerne County · 118,885 people
• Metro: Scranton--Wilkes-Barre, PA
• Population (ZIP): 31,149
• Household income: $64,444
• Rent vs Own: 39.9% rent · 60.1% own
• Severe rent burden: 1454.0

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 8% Black 6% Two or more races 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 18% Scotch-Irish 4% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 4% Russian/Polish/Slavic 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: ▼ -154.72%
• Current HPI: 255.5375
• Rent YoY: ▲ 4.65%
• Metro: Scranton--Wilkes-Barre, PA
• 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

+16.1% since first listed

12 events — show timeline

• 2026-04-24 Pending — GSBR as distributed by MLS GRID
• 2026-04-24 Pending — PMAR
• 2026-04-14 Listed $114,900 PMAR
• 2026-04-14 Listed $114,900 GSBR as distributed by MLS GRID
• 2023-04-11 Sold (Public Records) $81,500 Public Records
• 2023-04-10 Sold (MLS) $81,500 LCAR
• 2023-03-27 Pending — LCAR
• 2023-03-03 Price Changed $79,900 LCAR
• 2023-02-07 Price Changed $89,000 LCAR
• 2022-11-16 Relisted — LCAR
• 2022-10-20 Pending — LCAR
• 2022-10-07 Listed $99,000 LCAR

Property tax history

+2.2%/yr

Latest (2026): $1,495 · +0.3% YoY. Source: county tax records.