80 Coal St · Newport, PA 18617

$85,000

3 bd · 1.5 ba · 1,386 sqft · SingleFamily public records · 24 Days on market

Built 1950 5,227 sqft lot $61/sqft · 11% below area Est $96k · 11% under

---

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 +29.2/30.0
• ARV discount +12.5/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Appreciation +7.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Highly Motivated Seller! Don't miss this single-family home featuring three bedrooms and 1.5 bathrooms. Enjoy a spacious yard, off-street parking, and a large front foyer. The home also offers a welcoming living room, a functional kitchen, and first-floor laundry for convenience. Cash and conventional financing only.

Key facts

• Spacious yard
• Functional kitchen
• Large front foyer

Tags

• SPACIOUS YARD
• OFF-STREET PARKING
• LARGE FRONT FOYER
• WELCOMING LIVING ROOM
• FUNCTIONAL KITCHEN
• FIRST-FLOOR LAUNDRY

Property features AI

Finance

• HOA & community: Homeowners association with annual fee

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residential; Two levels
• Exterior features: Front porch; Shed(s); Cleared lot

Interior

• Kitchen: Electric water heater
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Baseboard heating
• Interior features: Eat-in kitchen; 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#609 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Greater Nanticoke Area SD (suburban): math 14% / reading 34% proficiency, ranked #479 of 539 in PA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 20 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 40% 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

• In year one you build about $5k of equity ($588 loan paydown + $5k appreciation (5.6% local appreciation)).
• Luzerne County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.6% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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. 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.
4. 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.
5. 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: 1.35% ✓
• Cap rate: 10.46%
• Cash-on-cash: 14.87%
• DSCR: 1.66
• GRM: 6.2

CMA / ARV

• ARV (median comp): $95,548
• List price: $85,000
• Delta: -5.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
46 Arch St	0.21mi	3/2.0	1,344 (-3%)	0mo	$160,000	$119	83
30 Coal St	0.13mi	4/1.0 (+1)	1,288 (-7%)	2mo	$170,000	$132	74
93 Coal St	0.06mi	2/1.5 (-1)	1,208 (-13%)	5mo	$85,000	$70	67
135 Main St	0.51mi	3/1.5	1,420 (+2%)	7mo	$167,000	$118	66
39 Orchard St	0.44mi	2/1.0 (-1)	1,300 (-6%)	17mo	$115,000	$88	48
28 Orchard St	0.42mi	3/1.0	1,240 (-10%)	23mo	$105,000	$85	42
113 Newport St	0.56mi	3/1.0	1,232 (-11%)	18mo	$140,000	$114	38
160 Main St	0.58mi	3/1.0	1,560 (+13%)	22mo	$125,000	$80	32

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

Projected returns pro-forma

5.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.9%
• Equity multiple: 2.73×
• Total profit: $41,256
• Equity at exit: $51,193

10-year hold

• IRR: 25.5%
• Equity multiple: 5.51×
• Total profit: $107,319
• Equity at exit: $90,960

Cash invested: $23,800 (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 18617

• Home prices YoY: 2.0%
• Active inventory: 20
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,150 high
• Mortgage (P&I): −$446
• Tax from tax record: −$132 /mo · $1,584/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $295

Break-even live

Break-even rent $776

Max offer price $85,000

Occupancy floor 69%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 E Main St Glen Lyon, PA	3.0	1.0	1217	$900	$0.74	43d	1	0.04mi
8 Arch St Glen Lyon, PA	3.0	1.0	1000	$1,399	$1.40	13d	1	0.18mi
34 Arch St Glen Lyon, PA	3.0	2.0	1600	$1,250	$0.78	13d	1	0.18mi
34 Arch St Unit 1 Glen Lyon, PA	3.0	2.0	1600	$1,250	$0.78	43d	1	0.18mi
212 W Main St Glen Lyon, PA	3.0	1.0	1000	$1,350	$1.35	13d	1	0.64mi

Listing history 26 events

1. 2026-06-18
   days on market $85,000 Active 24 DOM
2. 2026-06-17
   pricedays on market $85,000 Active 23 DOM
3. 2026-06-16
   days on market $89,900 Active 22 DOM
4. 2026-06-15
   days on market $89,900 Active 21 DOM
5. 2026-06-14
   days on market $89,900 Active 19 DOM
6. 2026-06-13
   days on market $89,900 Active 18 DOM
7. 2026-06-10
   days on market $89,900 Active 16 DOM
8. 2026-06-09
   days on market $89,900 Active 15 DOM
9. 2026-06-08
   days on market $89,900 Active 14 DOM
10. 2026-06-07
    days on market $89,900 Active 13 DOM
11. 2026-06-05
    days on market $89,900 Active 10 DOM
12. 2026-06-02
    days on market $89,900 Active 8 DOM
13. 2026-06-01
    days on market $89,900 Active 7 DOM
14. 2026-05-31
    days on market $89,900 Active 6 DOM
15. 2026-05-30
    days on market $89,900 Active 5 DOM
16. 2026-05-17
    status Pending 378-char remark
17. 2026-05-13
    listed $89,900 Active 378-char remark
18. 2025-07-20
    price $105,000
19. 2022-02-16
    soldstatus $67,500
20. 2022-02-10
    soldstatus $67,000
21. 2022-02-10
    soldstatus $67,000
22. 2021-12-10
    listed $82,000
23. 2021-12-10
    listed $82,000
24. 2021-12-08
    listed $82,000
25. 2021-12-08
    historical
26. 2021-12-08
    listed $82,000

ⓘ 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: $1,584 · $132/mo
• Projected year-2 tax: $1,584 · $132/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $13,795
• − Mortgage interest: −$4,761
• − Property taxes: −$1,584
• − Insurance: −$425
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$2,473
• Taxable income: $2,345
• Est. tax owed @ 24.0%: −$563
• After-tax cash flow: $2,977/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: Greater Nanticoke Area SD
• NCES district ID: 4216290
• Math proficiency: 14% ▼ -8.00%
• Reading proficiency: 34% ▼ -14.00%
• Median HH income: $38,990
• Composite: 20.1/100
• National rank: #8647
• State rank: #479 of 539 in PA

Livability — Newport

• Score: 72/100
• State rank: #609
• US rank: #5859

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glen Lyon, PA
• Population (ZIP): 1,616

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 (81%)
• Race & ethnicity: White 81% Two or more races 10% Black 6% Asian 3% Hispanic / Latino 1%
• Common ancestry: Romanian 45% Scotch-Irish 6% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 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: ▲ 5.58%
• Current HPI: 278.0674
• 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

+3.7% since first listed

13 events — show timeline

• 2026-06-16 Price Changed $85,000 LCAR
• 2026-05-29 Relisted — LCAR
• 2026-05-17 Pending — LCAR
• 2026-05-13 Listed $89,900 LCAR
• 2025-07-20 Price Changed $105,000 LCAR
• 2022-02-16 Sold (Public Records) $67,500 Public Records
• 2022-02-10 Sold (MLS) $67,000 PMAR
• 2022-02-10 Sold (MLS) $67,000 BRIGHT MLS
• 2021-12-10 Listed $82,000 PMAR
• 2021-12-10 Listed $82,000 BRIGHT MLS
• 2021-12-08 Listing Removed — BRIGHT MLS
• 2021-12-08 Listed $82,000 BRIGHT MLS
• 2021-12-08 Listed $82,000 PMAR

Property tax history

+3.1%/yr

Latest (2026): $1,584 · +9.9% YoY. Source: county tax records.