21 Rodgers Ave · Ashley, PA 18706

$133,000

3 bd · 1.0 ba · 1,127 sqft · SingleFamily public records · 112 Days on market

Built 1935 1,680 sqft lot $118/sqft · 14% above area Est $140k · at est.

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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 +24.0/30.0
• ARV discount +9.7/15.0
• DSCR +7.7/10.0
• 1% rule +5.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tenant occupied!Sat and Sun 12pm to 2pm onlyProof of funds required24-hour notice to schedule. Great investment property or a perfect starter home. Agent related to sellerSold as-is

Key facts

• 1,680 sq ft lot
• Listed 112 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $133k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $133k).
• Recommended offer: $121k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#466 in PA, #4,297 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: crime C-, schools F, commute F.
• Hanover Area SD (suburban): math 19% / reading 25% proficiency, ranked #484 of 539 in PA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 81 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $920 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y ago; this cycle's ask has dropped $7k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $133k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $121,030 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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 F-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: 1.04% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.35%
• DSCR: 1.37
• GRM: 8.0

CMA / ARV

• ARV (median comp): $139,766
• List price: $133,000
• Delta: -4.84%
• 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
4 Davis St	0.06mi	3/2.0	1,176 (+4%)	10mo	$207,000	$176	78
59 Cook St	0.20mi	3/1.0	1,200 (+6%)	4mo	$239,000	$199	77
17 Ashley St	0.37mi	3/1.0	1,080 (-4%)	3mo	$160,000	$148	74
8 Preston St	0.34mi	3/1.0	1,050 (-7%)	1mo	$50,000	$48	72
76 Mary St	0.68mi	3/1.0	1,152 (+2%)	5mo	$160,000	$139	60
15 Ridge St	0.60mi	3/1.5	1,175 (+4%)	4mo	$185,000	$157	60
15 Manhattan St	0.51mi	3/1.5	1,199 (+6%)	4mo	$155,000	$129	60
21 W Hartford St	0.45mi	3/1.0	1,258 (+12%)	3mo	$123,600	$98	57
17 Manhattan St	0.51mi	3/1.5	1,256 (+11%)	1mo	$154,000	$123	54
14 Green St	0.64mi	3/1.0	1,216 (+8%)	4mo	$70,000	$58	53
5 Ridge St	0.58mi	2/1.0 (-1)	1,036 (-8%)	8mo	$144,100	$139	48
13 Hartford St	0.44mi	3/2.0	1,286 (+14%)	8mo	$138,647	$108	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.86×
• Total profit: $-5,073
• Equity at exit: $19,831

10-year hold

• IRR: 6.0%
• Equity multiple: 1.45×
• Total profit: $16,704
• Equity at exit: $11,499

Cash invested: $37,240 (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 18706

• Active inventory: 81
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,377 high
• Mortgage (P&I): −$697
• Tax from tax record: −$76 /mo · $910/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $259

Break-even live

Break-even rent $1,049

Max offer price $133,000

Occupancy floor 76%

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: $33,250
• Closing costs: $3,990
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Barnes St Unit C Ashley, PA	2.0	1.0	925	$1,045	$1.13	21d	1	0.34mi
99 N Main St Ashley, PA	3.0	1.0	700	$1,095	$1.56	43d	1	0.52mi
780 Hazle St Unit Rear 2nd Fl Ashley, PA	2.0	1.0	850	$975	$1.15	13d	1	0.70mi
100 E Newport St Hanover Township, PA	2.0	1.5	1344	$1,250	$0.93	43d	1	0.78mi
44 Eagle Ct Wilkes Barre, PA	1.0–3.0	1.0–1.5	910	$1,999	$2.20	13d	5	0.97mi
233 Gilligan St Wilkes Barre, PA	3.0	1.0	1440	$1,600	$1.11	21d	1	1.00mi
134 Nicholson St Wilkes Barre, PA	4.0	1.0	1200	$1,600	$1.33	21d	1	1.05mi
134 Nicholson St Unit 3 Wilkes-Barre Township, PA	4.0	1.0	1200	$1,500	$1.25	13d	1	1.05mi
407 McLean St Wilkes Barre, PA	3.0	1.0	1482	$1,400	$0.94	13d	1	1.13mi
239 Poplar St Wilkes Barre, PA	3.0	1.5	1100	$1,350	$1.23	43d	1	1.20mi
68 Circle Dr Hanover Township, PA	3.0	1.5	950	$1,800	$1.89	13d	1	1.29mi
1321 S Main St Hanover Township, PA	2.0	1.0	800	$1,095	$1.37	43d	1	1.35mi
32 Murray St Unit 34 Wilkes-Barre, PA	3.0	1.0	930	$1,100	$1.18	21d	1	1.46mi
26 Bradford St Wilkes Barre, PA	3.0	1.5	1056	$1,400	$1.33	13d	1	1.47mi

Listing history 30 events

1. 2026-06-18
   days on market $133,000 Active 112 DOM
2. 2026-06-17
   days on market $133,000 Active 111 DOM
3. 2026-06-16
   days on market $133,000 Active 110 DOM
4. 2026-06-15
   days on market $133,000 Active 109 DOM
5. 2026-06-14
   days on market $133,000 Active 107 DOM
6. 2026-06-13
   days on market $133,000 Active 106 DOM
7. 2026-06-10
   days on market $133,000 Active 104 DOM
8. 2026-06-09
   days on market $133,000 Active 103 DOM
9. 2026-06-08
   days on market $133,000 Active 102 DOM
10. 2026-06-07
    days on market $133,000 Active 101 DOM
11. 2026-06-02
    days on market $133,000 Active 96 DOM
12. 2026-06-01
    days on market $133,000 Active 95 DOM
13. 2026-05-31
    days on market $133,000 Active 94 DOM
14. 2026-05-30
    days on market $133,000 Active 93 DOM
15. 2026-05-17
    price $133,000 181-char remark

    Show marketing remark (181 chars)

    Tenant occupied!Sat and Sun 12pm to 2pm onlyProof of funds required24-hour notice to schedule. Great investment property or a perfect starter home. Agent related to sellerSold as-is

16. 2026-04-11
    price $138,000 181-char remark

    Show marketing remark (181 chars)

    Tenant occupied!Sat and Sun 12pm to 2pm onlyProof of funds required24-hour notice to schedule. Great investment property or a perfect starter home. Agent related to sellerSold as-is

17. 2026-02-26
    listed $140,000 Active 181-char remark

    Show marketing remark (181 chars)

    Tenant occupied!Sat and Sun 12pm to 2pm onlyProof of funds required24-hour notice to schedule. Great investment property or a perfect starter home. Agent related to sellerSold as-is

18. 2024-09-18
    price $123,500
19. 2024-09-17
    price $127,000
20. 2024-09-05
    price $129,000
21. 2023-06-23
    soldstatus $65,000 Closed
22. 2023-06-02
    status Pending
23. 2023-05-30
    status Active
24. 2023-05-09
    status Pending
25. 2023-04-05
    price $79,900
26. 2023-03-29
    listed $89,900 Active
27. 2022-05-02
    soldstatus $45,000
28. 2022-02-10
    soldstatus $45,000
29. 2021-06-29
    listed $47,500
30. 2008-08-02
    listed $62,000

ⓘ 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: $910 · $76/mo
• Projected year-2 tax: $1,505 · $125/mo
• Expected delta: +$596/yr (+$50/mo · 65.5%)

ⓘ 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 4/10 Moderate 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $16,526
• − Mortgage interest: −$7,450
• − Property taxes: −$910
• − Insurance: −$665
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − Depreciation: −$3,869
• Taxable income: $988
• Est. tax owed @ 24.0%: −$237
• After-tax cash flow: $2,874/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: Hanover Area SD
• NCES district ID: 4211420
• Math proficiency: 19% ▼ -3.00%
• Reading proficiency: 25% ▼ -21.00%
• Median HH income: $40,015
• Composite: 18.6/100
• National rank: #8903
• State rank: #484 of 539 in PA

Livability — Ashley

• Score: 75/100
• State rank: #466
• US rank: #4297

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ashley, PA
• County: Luzerne County · 118,885 people
• Metro: Scranton--Wilkes-Barre, PA
• Population (ZIP): 16,387
• Household income: $58,558
• Rent vs Own: 33.7% rent · 66.3% own
• Severe rent burden: 568.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 17% Two or more races 11% Black 3%
• Hispanic origin (detail): Puerto Rican 9% Dominican 4%
• Common ancestry: Romanian 18% Scotch-Irish 3% Subsaharan African 1%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Asian/Pacific 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: ▼ -150.02%
• Current HPI: 196.19
• Rent YoY: —
• 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

+114.5% since first listed

16 events — show timeline

• 2026-05-17 Price Changed $133,000 LCAR
• 2026-04-11 Price Changed $138,000 LCAR
• 2026-02-26 Listed $140,000 LCAR
• 2024-09-18 Price Changed $123,500 LCAR
• 2024-09-17 Price Changed $127,000 LCAR
• 2024-09-05 Price Changed $129,000 LCAR
• 2023-06-23 Sold (MLS) $65,000 LCAR
• 2023-06-02 Pending — LCAR
• 2023-05-30 Relisted — LCAR
• 2023-05-09 Pending — LCAR
• 2023-04-05 Price Changed $79,900 LCAR
• 2023-03-29 Listed $89,900 LCAR
• 2022-05-02 Sold (Public Records) $45,000 Public Records
• 2022-02-10 Sold (MLS) $45,000 LCAR
• 2021-06-29 Listed $47,500 LCAR
• 2008-08-02 Listed $62,000 GSBR as distributed by MLS GRID

Property tax history

+1.7%/yr

Latest (2026): $910 · +10.3% YoY. Source: county tax records.