16 Iroquois Cir · Weston, PA 18202

$349,900

4 bd · 3.0 ba · 2,902 sqft · SingleFamily · 53 Days on market

Built 1997 $121/sqft · 16% below area Est $417k · 16% under $130/mo HOA · 6% of rent

---

Why this score? — see what drove the D 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).

• ARV discount +14.7/15.0
• Appreciation +10.0/10.0
• Cash flow +4.4/30.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0

Listing remarks MLS

CLOSE TO THE LAKE AND THE SKI SLOPE IN THE 4 SEASON , GATED , COMMUNITY OF EAGLE ROCK RESORT. This ranch home would be the perfect place to retreat or retire. Eagle Rock offers many amenities; 2 golf courses, indoor/outdoor pools, tennis , pickle ball and basketball cts, gym, lake, beach, ski and snow tubing, equestrian center, spa and so much more!!!

Key facts

• Garage
• Built 1997
• Listed 52 days

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $1,560 (about $130/month); Located in Eagle Rock Resort subdivision

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Two levels
• Construction: Brick and wood siding exterior
• Exterior features: Deck; Corner lot; Irregular lot shape; Wooded lot

Interior

• Kitchen: Eat-in kitchen
• Bathrooms: 1 full bathroom; 2 three-quarter bathrooms
• Heating & cooling: Oil-fired forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Wood-burning fireplace; Finished basement

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-921 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (38.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (41.1% below list).
• Recommended offer: $206k (41.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#1,247 in PA) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+; Watch: crime C-, housing D+, amenities F.
• Hazleton Area SD (suburban): math 18% / reading 30% proficiency, ranked #476 of 539 in PA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 270 active listings in the ZIP; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).
• This rent runs 45% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $37k of equity ($2k loan paydown + $35k appreciation (10.0% local appreciation)).
• Luzerne County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $80k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $240k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $205,936 (41.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.59% ✗
• Cap rate: 3.13%
• Cash-on-cash: -11.28%
• DSCR: 0.50
• GRM: 14.2

CMA / ARV

• ARV (median comp): $416,630
• List price: $349,900
• Delta: -16.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Dakota Dr	0.66mi	3/2.5 (-1)	2,815 (-3%)	1mo	$550,000	$195	56
113 Silver Cloud Ln	0.43mi	3/2.5 (-1)	3,200 (+10%)	3mo	$430,000	$134	54
173 Silver Cloud Ln	0.62mi	4/3.0	2,874 (-1%)	24mo	$515,000	$179	50
255 Lake Valley Dr	0.36mi	3/2.5 (-1)	2,486 (-14%)	7mo	$364,900	$147	46
617 Turnberry Ln	0.53mi	5/2.5 (+1)	3,200 (+10%)	12mo	$530,000	$166	41
121 Jumano	0.61mi	3/3.5 (-1)	2,710 (-7%)	19mo	$456,800	$169	38
296 W Lake Valley Dr,	0.50mi	3/2.0 (-1)	3,197 (+10%)	19mo	$1,050,000	$328	35

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.4%
• Equity multiple: 2.35×
• Total profit: $132,005
• Equity at exit: $315,218

10-year hold

• IRR: 15.7%
• Equity multiple: 5.44×
• Total profit: $435,092
• Equity at exit: $679,779

Cash invested: $97,972 (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 18202

• Home prices YoY: 7.1%
• Active inventory: 270
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $2,059 medium
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$437 /mo · $5,248/yr
• Insurance: −$146
• HOA: −$130
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-921

Break-even live

Break-even rent $3,225

Max offer price $216,603

Occupancy floor —

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $130 · $1,560/yr
• Likely covers: poolgymsecurity

Listing history 27 events

1. 2026-06-19
   days on market $349,900 Active 53 DOM
2. 2026-06-18
   days on market $349,900 Active 52 DOM
3. 2026-06-17
   days on market $349,900 Active 51 DOM
4. 2026-06-16
   days on market $349,900 Active 50 DOM
5. 2026-06-15
   days on market $349,900 Active 49 DOM
6. 2026-06-14
   days on market $349,900 Active 47 DOM
7. 2026-06-12
   days on market $349,900 Active 46 DOM
8. 2026-06-09
   days on market $349,900 Active 43 DOM
9. 2026-06-09
   price $349,900 Active 42 DOM
10. 2026-06-08
    days on market $398,800 Active 42 DOM
11. 2026-06-07
    days on market $398,800 Active 41 DOM
12. 2026-06-02
    days on market $398,800 Active 36 DOM
13. 2026-06-01
    days on market $398,800 Active 35 DOM
14. 2026-05-31
    days on market $398,800 Active 34 DOM
15. 2026-05-30
    days on market $398,800 Active 33 DOM
16. 2026-05-17
    price $398,800 399-char remark
17. 2026-04-27
    listed $429,900 Active 399-char remark
18. 2025-06-16
    soldstatus $240,000 Closed 353-char remark

    Show marketing remark (353 chars)

    CLOSE TO THE LAKE AND THE SKI SLOPE IN THE 4 SEASON , GATED , COMMUNITY OF EAGLE ROCK RESORT. This ranch home would be the perfect place to retreat or retire. Eagle Rock offers many amenities; 2 golf courses, indoor/outdoor pools, tennis , pickle ball and basketball cts, gym, lake, beach, ski and snow tubing, equestrian center, spa and so much more!!!

19. 2025-06-09
    status Active 353-char remark

    Show marketing remark (353 chars)

    CLOSE TO THE LAKE AND THE SKI SLOPE IN THE 4 SEASON , GATED , COMMUNITY OF EAGLE ROCK RESORT. This ranch home would be the perfect place to retreat or retire. Eagle Rock offers many amenities; 2 golf courses, indoor/outdoor pools, tennis , pickle ball and basketball cts, gym, lake, beach, ski and snow tubing, equestrian center, spa and so much more!!!

20. 2025-06-09
    historical 353-char remark

    Show marketing remark (353 chars)

    CLOSE TO THE LAKE AND THE SKI SLOPE IN THE 4 SEASON , GATED , COMMUNITY OF EAGLE ROCK RESORT. This ranch home would be the perfect place to retreat or retire. Eagle Rock offers many amenities; 2 golf courses, indoor/outdoor pools, tennis , pickle ball and basketball cts, gym, lake, beach, ski and snow tubing, equestrian center, spa and so much more!!!

21. 2025-05-07
    price $269,000 353-char remark

    Show marketing remark (353 chars)

    CLOSE TO THE LAKE AND THE SKI SLOPE IN THE 4 SEASON , GATED , COMMUNITY OF EAGLE ROCK RESORT. This ranch home would be the perfect place to retreat or retire. Eagle Rock offers many amenities; 2 golf courses, indoor/outdoor pools, tennis , pickle ball and basketball cts, gym, lake, beach, ski and snow tubing, equestrian center, spa and so much more!!!

22. 2025-03-09
    status Active 353-char remark

    Show marketing remark (353 chars)

    CLOSE TO THE LAKE AND THE SKI SLOPE IN THE 4 SEASON , GATED , COMMUNITY OF EAGLE ROCK RESORT. This ranch home would be the perfect place to retreat or retire. Eagle Rock offers many amenities; 2 golf courses, indoor/outdoor pools, tennis , pickle ball and basketball cts, gym, lake, beach, ski and snow tubing, equestrian center, spa and so much more!!!

23. 2025-03-04
    historical 353-char remark

    Show marketing remark (353 chars)

    CLOSE TO THE LAKE AND THE SKI SLOPE IN THE 4 SEASON , GATED , COMMUNITY OF EAGLE ROCK RESORT. This ranch home would be the perfect place to retreat or retire. Eagle Rock offers many amenities; 2 golf courses, indoor/outdoor pools, tennis , pickle ball and basketball cts, gym, lake, beach, ski and snow tubing, equestrian center, spa and so much more!!!

24. 2025-02-18
    listed $289,000 Active 353-char remark

    Show marketing remark (353 chars)

    CLOSE TO THE LAKE AND THE SKI SLOPE IN THE 4 SEASON , GATED , COMMUNITY OF EAGLE ROCK RESORT. This ranch home would be the perfect place to retreat or retire. Eagle Rock offers many amenities; 2 golf courses, indoor/outdoor pools, tennis , pickle ball and basketball cts, gym, lake, beach, ski and snow tubing, equestrian center, spa and so much more!!!

25. 2023-12-20
    historical $2,100
26. 2023-11-10
    price $2,100
27. 2023-10-17
    listed $2,300

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $24,712
• − Mortgage interest: −$19,600
• − Property taxes: −$5,248
• − Insurance: −$1,750
• − Repairs & maintenance: −$1,977
• − Management: −$1,977
• − HOA: −$1,560
• − Depreciation: −$10,179
• Taxable loss: −$17,578
• Est. tax savings @ 24.0%: +$4,219
• After-tax cash flow: $-6,835/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: Hazleton Area SD
• NCES district ID: 4211700
• Math proficiency: 18% ▼ -3.00%
• Reading proficiency: 30% ▼ -15.00%
• Median HH income: $42,247
• Composite: 20.44/100
• National rank: #8582
• State rank: #476 of 539 in PA

Livability — Weston

• Score: 63/100
• State rank: #1247
• US rank: #14980

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Luzerne County · 118,885 people
• Metro: Scranton--Wilkes-Barre, PA
• Population (ZIP): 13,755
• Household income: $55,153
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 369.0

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: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 33% Two or more races 9% Black 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Dominican 22%
• Common ancestry: Romanian 13% Iranian 1% Lithuanian 1%
• Foreign-born: 18% · Canada, Jamaica
• Languages at home: 71% English-only · Spanish 26% Russian/Polish/Slavic 1% Other Indo-European 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: ▲ 20.19%
• Current HPI: 306.1029
• 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

+15113.0% since first listed

13 events — show timeline

• 2026-06-08 Price Changed $349,900 LCAR
• 2026-05-17 Price Changed $398,800 LCAR
• 2026-04-27 Listed $429,900 LCAR
• 2025-06-16 Sold (MLS) $240,000 LCAR
• 2025-06-09 Relisted — LCAR
• 2025-06-09 Delisted — LCAR
• 2025-05-07 Price Changed $269,000 LCAR
• 2025-03-09 Relisted — LCAR
• 2025-03-04 Delisted — LCAR
• 2025-02-18 Listed $289,000 LCAR
• 2023-12-20 Rental Removed $2,100 LCAR
• 2023-11-10 Price Changed $2,100 LCAR
• 2023-10-17 Listed for Rent $2,300 LCAR