323 Hughes St · Swoyersville, PA 18704

$335,000

20 bd · 16.0 ba · 3,998 sqft · MultiFamily public records

Built 1920 9,600 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

4 Unit Multi-Family property located in a desirable neighborhood in Swoyersville withstrong rental history & off street parking. Call today with questions or to set up a private tour!

Key facts

• 9,600 sq ft lot

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1-bath units multifamily listed at $335k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive. Per door: $454/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $335k).

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; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).
• At $4,996/mo this rent would consume 93% of the median local household income ($64k/yr) (locally 1454% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 $94k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y ago; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $335,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.49% ✓
• Cap rate: 12.80%
• Cash-on-cash: 23.22%
• DSCR: 2.03
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 18.0%
• Equity multiple: 1.74×
• Total profit: $69,726
• Equity at exit: $49,950

10-year hold

• IRR: 27.5%
• Equity multiple: 3.61×
• Total profit: $245,218
• Equity at exit: $28,965

Cash invested: $93,800 (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: 22.3×

Monthly cashflow live

• Estimated rent: $4,996 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$235 /mo · $2,822/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,049
• Net cashflow: $1,815

Break-even live

Break-even rent $2,698

Max offer price $335,000

Occupancy floor 59%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$4,996
Total (4 units)			$4,996

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2023-12-12
   soldstatus $317,000
2. 2023-12-08
   soldstatus $317,000 Closed 189-char remark

   Show marketing remark (189 chars)

   4 Unit Multi-Family property located in a desirable neighborhood in Swoyersville withstrong rental history & off street parking. Call today with questions or to set up a private tour!

3. 2023-10-25
   status Pending 189-char remark

   Show marketing remark (189 chars)

   4 Unit Multi-Family property located in a desirable neighborhood in Swoyersville withstrong rental history & off street parking. Call today with questions or to set up a private tour!

4. 2023-10-19
   listed $319,900 Active 189-char remark

   Show marketing remark (189 chars)

   4 Unit Multi-Family property located in a desirable neighborhood in Swoyersville withstrong rental history & off street parking. Call today with questions or to set up a private tour!

5. 2017-06-29
   soldstatus $97,500
6. 2017-06-23
   soldstatus $97,500 164-char remark

   Show marketing remark (164 chars)

   Very nice fully rented 4 unit on a large lot w/ off street parking. 1-2 bedroom unit and 3-1 bedroom units, each w/ modern kitchen and baths. A rare West Side find!

7. 2017-01-26
   listed $109,900 164-char remark

   Show marketing remark (164 chars)

   Very nice fully rented 4 unit on a large lot w/ off street parking. 1-2 bedroom unit and 3-1 bedroom units, each w/ modern kitchen and baths. A rare West Side find!

ⓘ 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: $2,822 · $235/mo
• Projected year-2 tax: $4,058 · $338/mo
• Expected delta: +$1,235/yr (+$103/mo · 43.8%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 17 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: $59,952
• − Mortgage interest: −$18,765
• − Property taxes: −$2,822
• − Insurance: −$1,675
• − Repairs & maintenance: −$4,796
• − Management: −$4,796
• − Depreciation: −$9,745
• Taxable income: $17,352
• Est. tax owed @ 24.0%: −$4,164
• After-tax cash flow: $17,619/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

+188.4% since first listed

7 events — show timeline

• 2023-12-12 Sold (Public Records) $317,000 Public Records
• 2023-12-08 Sold (MLS) $317,000 LCAR
• 2023-10-25 Pending — LCAR
• 2023-10-19 Listed $319,900 LCAR
• 2017-06-29 Sold (Public Records) $97,500 Public Records
• 2017-06-23 Sold (MLS) $97,500 LCAR
• 2017-01-26 Listed $109,900 LCAR

Property tax history

-3.0%/yr

Latest (2026): $2,822 · +0.3% YoY. Source: county tax records.