805 High St · Luzerne, PA 15417

$120,000

2 bd · 1.5 ba · 1,632 sqft · SingleFamily public records · 63 Days on market

Built 1945 5,980 sqft lot $74/sqft · 15% below area Est $141k · 15% under

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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 +15.6/30.0
• ARV discount +14.1/15.0
• DSCR +4.8/10.0
• Appreciation +4.2/10.0
• 1% rule +3.9/10.0
• 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

This inviting brick two-story home offers 3 comfortable bedrooms, 2 full bathrooms, a sunroom surrounded by windows, detached two-car garage, and great everyday functionality. The covered front and back porches add welcoming outdoor living spaces, while the solid brick exterior and vinyl railings provide classic charm and low-maintenance durability. Inside, the layout feels warm and practical with pocket doors separating the living room and dining area, plenty of natural light throughout and room to settle in. There is an additional off road parking area in front of the house. The third floor is finished and can be used as an extra bedroom.

Key facts

• Pocket doors
• Natural light
• Vinyl railings

Tags

• SUNROOM SURROUNDED BY WINDOWS
• COVERED FRONT AND BACK PORCHES
• SOLID BRICK EXTERIOR
• VINYL RAILINGS
• POCKET DOORS
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $52 ($619/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 $106k (11.3% below list).
• Recommended offer: $106k (11.3% below list) — sets the bar for 1% rule.

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: 45 active listings in the ZIP; 201 units permitted in Fayette County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.7%/yr); year-one equity from $830 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Fayette County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $34k; list at $120k implies a 253% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,483 (11.3% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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: 0.89% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.84%
• DSCR: 1.08
• GRM: 9.4

CMA / ARV

• ARV (median comp): $140,619
• List price: $120,000
• Delta: -14.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
812 High St	0.04mi	3/2.0 (+1)	1,536 (-6%)	9mo	$190,000	$124	74
209 Frick St (aka 300 Crawford Ave)	0.33mi	2/1.0	1,799 (+10%)	1mo	$92,000	$51	65
1117 2nd St	0.49mi	3/1.0 (+1)	1,662 (+2%)	7mo	$8,000	$5	61
1021 High St	0.28mi	3/3.0 (+1)	1,762 (+8%)	3mo	$225,000	$128	60
1250 2nd St	0.51mi	3/1.0 (+1)	1,560 (-4%)	6mo	$10,500	$7	57
1020 Lewis St	0.27mi	3/1.5 (+1)	1,420 (-13%)	6mo	$150,000	$106	55
729 Catherine Ave	0.51mi	3/1.0 (+1)	1,592 (-2%)	20mo	$57,000	$36	49
1106 2nd St	0.51mi	3/2.0 (+1)	1,876 (+15%)	16mo	$152,000	$81	32
722 Water St	0.61mi	3/1.5 (+1)	1,856 (+14%)	23mo	$24,000	$13	24

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

Projected returns pro-forma

-1.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.72×
• Total profit: $-9,319
• Equity at exit: $25,178

10-year hold

• IRR: 0.8%
• Equity multiple: 1.07×
• Total profit: $2,297
• Equity at exit: $23,330

Cash invested: $33,600 (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 15417

• Home prices YoY: -0.9%
• Active inventory: 45
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,065 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$110 /mo · $1,324/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $52

Break-even live

Break-even rent $1,000

Max offer price $120,000

Occupancy floor 90%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $120,000 Active 63 DOM
2. 2026-06-17
   days on market $120,000 Active 62 DOM
3. 2026-06-16
   days on market $120,000 Active 61 DOM
4. 2026-06-15
   days on market $120,000 Active 60 DOM
5. 2026-06-13
   days on market $120,000 Active 58 DOM
6. 2026-06-12
   days on market $120,000 Active 57 DOM
7. 2026-06-09
   days on market $120,000 Active 54 DOM
8. 2026-06-08
   days on market $120,000 Active 53 DOM
9. 2026-06-08
   pricedays on market $120,000 Active 52 DOM
10. 2026-06-04
    days on market $130,000 Active 48 DOM
11. 2026-06-02
    days on market $130,000 Active 47 DOM
12. 2026-06-01
    days on market $130,000 Active 46 DOM
13. 2026-05-31
    days on market $130,000 Active 45 DOM
14. 2026-04-27
    price $130,000 648-char remark

    Show marketing remark (648 chars)

    This inviting brick two-story home offers 3 comfortable bedrooms, 2 full bathrooms, a sunroom surrounded by windows, detached two-car garage, and great everyday functionality. The covered front and back porches add welcoming outdoor living spaces, while the solid brick exterior and vinyl railings provide classic charm and low-maintenance durability. Inside, the layout feels warm and practical with pocket doors separating the living room and dining area, plenty of natural light throughout and room to settle in. There is an additional off road parking area in front of the house. The third floor is finished and can be used as an extra bedroom.

15. 2026-04-16
    listed $159,900 Active 648-char remark

    Show marketing remark (648 chars)

    This inviting brick two-story home offers 3 comfortable bedrooms, 2 full bathrooms, a sunroom surrounded by windows, detached two-car garage, and great everyday functionality. The covered front and back porches add welcoming outdoor living spaces, while the solid brick exterior and vinyl railings provide classic charm and low-maintenance durability. Inside, the layout feels warm and practical with pocket doors separating the living room and dining area, plenty of natural light throughout and room to settle in. There is an additional off road parking area in front of the house. The third floor is finished and can be used as an extra bedroom.

16. 1992-04-30
    soldstatus $34,000

ⓘ 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: $1,324 · $110/mo
• Projected year-2 tax: $1,610 · $134/mo
• Expected delta: +$286/yr (+$24/mo · 21.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 19 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: $12,778
• − Mortgage interest: −$6,722
• − Property taxes: −$1,324
• − Insurance: −$600
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − Depreciation: −$3,491
• Taxable loss: −$1,403
• Est. tax savings @ 24.0%: +$337
• After-tax cash flow: $956/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): 7,709

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 (85%)
• Race & ethnicity: White 85% Black 8% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Romanian 9% Lithuanian 2% Serbian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% Other Indo-European 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: ▼ -1.67%
• Current HPI: 190.8891
• 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

+282.4% since first listed

3 events — show timeline

• 2026-04-27 Price Changed $130,000 West Penn MLS
• 2026-04-16 Listed $159,900 West Penn MLS
• 1992-04-30 Sold (Public Records) $34,000 Public Records

Property tax history

+2.5%/yr

Latest (2026): $1,324 · +0.0% YoY. Source: county tax records.