53 Cooper St · Pringle, PA 18704

$173,000

3 bd · 2.0 ba · 1,624 sqft · SingleFamily public records · 112 Days on market

Built 1850 $107/sqft · 17% above area Est $259k · 33% under ↓ 1% since listing

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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 +18.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.7/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tenant OccupiedSat 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

• New appliances
• New lvp flooring
• Recently renovated

Tags

• RECENTLY RENOVATED
• NEW LVP FLOORING
• MODERN KITCHEN
• NEW APPLIANCES
• BUTCHER BLOCK COUNTERTOPS
• BRAND-NEW BATHROOM

🏷️ Possibly a rental listed for sale. The $173,000 price doesn't fit this home's estimated sale value (~$258,873) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $173k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/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 $160k (7.4% below list).
• Recommended offer: $157k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#337 in PA, #2,954 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 ($157k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $157,430 (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 1850 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.93% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.71%
• DSCR: 1.17
• GRM: 9.0

CMA / ARV

• ARV (median comp): $258,873
• List price: $173,000
• Delta: -33.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Cooper St	0.09mi	3/1.0	1,724 (+6%)	2mo	$102,500	$59	80
54 Courtright St	0.30mi	3/1.5	1,582 (-3%)	6mo	$217,300	$137	75
153 John St	0.57mi	3/1.5	1,590 (-2%)	1mo	$114,000	$72	67
155 Dorrance St	0.56mi	3/1.5	1,568 (-3%)	3mo	$120,000	$77	64
456 Walnut St	0.37mi	3/1.5	1,750 (+8%)	5mo	$225,000	$129	64
807 Woodland Dr	0.75mi	3/2.0	1,680 (+3%)	3mo	$295,000	$176	57
52 Williams St	0.72mi	4/1.0 (+1)	1,560 (-4%)	1mo	$200,000	$128	50
692 Schuyler Ave	0.74mi	3/1.5	1,500 (-8%)	2mo	$240,000	$160	49
127 Division St	0.65mi	3/1.5	1,447 (-11%)	1mo	$165,000	$114	48
101 Union St	0.66mi	3/1.5	1,419 (-13%)	1mo	$205,000	$144	45
210 Grove St	0.62mi	3/2.5	1,440 (-11%)	6mo	$225,000	$156	45
99 White Rock Ter	0.59mi	4/1.5 (+1)	1,850 (+14%)	3mo	$239,900	$130	40

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 · 4.65% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.67×
• Total profit: $-15,816
• Equity at exit: $25,795

10-year hold

• IRR: 2.7%
• Equity multiple: 1.20×
• Total profit: $9,884
• Equity at exit: $14,958

Cash invested: $48,440 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,602 high
• Mortgage (P&I): −$907
• Tax from tax record: −$137 /mo · $1,641/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $150

Break-even live

Break-even rent $1,413

Max offer price $173,000

Occupancy floor 86%

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: $43,250
• Closing costs: $5,190
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Penn St Unit 1 Kingston, PA	3.0	1.0	1200	$1,400	$1.17	13d	1	0.58mi
109 Penn St Kingston, PA	3.0	1.0	1200	$1,400	$1.17	44d	1	0.58mi
147 W Dorrance St Kingston, PA	3.0	1.5	2000	$1,900	$0.95	21d	1	0.60mi
27 1/2 Penn St Kingston, PA	3.0	1.0	1200	$1,400	$1.17	44d	1	0.68mi
27 Penn St Kingston, PA	3.0	1.5	1225	$1,550	$1.27	21d	1	0.71mi
41 Pulaski St Kingston, PA	3.0	1.5	1292	$1,450	$1.12	21d	1	0.72mi
36 Pulaski St Kingston, PA	3.0	2.0	1432	$1,600	$1.12	13d	1	0.73mi
182 Roosevelt St Kingston, PA	2.0	1.0	1152	$1,625	$1.41	13d	1	0.75mi
104 Meyers St Kingston, PA	3.0	1.0	1200	$1,495	$1.25	44d	1	0.79mi
47 Price St Apt 2 Kingston, PA	2.0	1.0	1200	$1,200	$1.00	44d	1	0.84mi
6 Gershom Pl Kingston, PA	2.0	2.5	2000	$2,350	$1.18	44d	1	0.89mi
365 N Maple Ave Kingston, PA	3.0	1.0	1600	$1,400	$0.88	21d	1	0.96mi
942 Wyoming Ave Unit A Forty Fort, PA	2.0	1.5	1054	$1,600	$1.52	44d	1	0.98mi
58 Jackson St Kingston, PA	4.0	2.0	1600	$2,000	$1.25	44d	1	0.99mi
570 Main St Edwardsville, PA	2.0	1.0	1100	$1,180	$1.07	44d	1	1.04mi
1154 Murray St Kingston, PA	2.0	1.5	1152	$1,600	$1.39	44d	1	1.05mi
9-10 Meyers Ct Kingston, PA	3.0	1.0	1250	$1,500	$1.20	21d	1	1.05mi
54 Butler St Kingston, PA	4.0	2.5	2174	$2,000	$0.92	44d	1	1.07mi
79 Washington St Kingston, PA	4.0	1.5	1800	$1,750	$0.97	13d	1	1.08mi
98 E Walnut St Kingston, PA	3.0	1.0	1280	$1,500	$1.17	21d	1	1.08mi
9 Snowden St Forty Fort, PA	3.0	1.0	1500	$1,250	$0.83	21d	1	1.11mi
41 Main St Kingston, PA	3.0	1.0	1350	$1,400	$1.04	21d	1	1.24mi
238 Rutter Ave Kingston, PA	2.0	1.0	1200	$1,050	$0.88	44d	1	1.27mi
321 Shoemaker St Kingston, PA	3.0	1.5	1598	$1,750	$1.10	21d	1	1.34mi
11 Holiday Dr Kingston, PA	1.0–3.0	1.0–2.5	1083	$2,639	$2.44	13d	14	1.38mi
20 N Loveland Ave Kingston, PA	3.0	2.0	1400	$1,775	$1.27	13d	1	1.50mi

Listing history 22 events

1. 2026-06-18
   days on market $173,000 Active 112 DOM
2. 2026-06-17
   days on market $173,000 Active 111 DOM
3. 2026-06-16
   days on market $173,000 Active 110 DOM
4. 2026-06-15
   days on market $173,000 Active 109 DOM
5. 2026-06-14
   days on market $173,000 Active 107 DOM
6. 2026-06-13
   days on market $173,000 Active 106 DOM
7. 2026-06-10
   days on market $173,000 Active 104 DOM
8. 2026-06-09
   days on market $173,000 Active 103 DOM
9. 2026-06-08
   days on market $173,000 Active 102 DOM
10. 2026-06-07
    days on market $173,000 Active 101 DOM
11. 2026-06-05
    days on market $173,000 Active 98 DOM
12. 2026-06-02
    days on market $173,000 Active 96 DOM
13. 2026-06-01
    days on market $173,000 Active 95 DOM
14. 2026-05-31
    days on market $173,000 Active 94 DOM
15. 2026-05-30
    days on market $173,000 Active 93 DOM
16. 2026-05-17
    price $173,000 180-char remark

    Show marketing remark (180 chars)

    Tenant OccupiedSat 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. 2026-04-11
    price $178,000 180-char remark

    Show marketing remark (180 chars)

    Tenant OccupiedSat 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. 2026-02-26
    listed $180,000 Active 180-char remark

    Show marketing remark (180 chars)

    Tenant OccupiedSat 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

19. 2024-01-18
    price $168,000
20. 2024-01-10
    price $170,000
21. 2024-01-04
    price $172,000
22. 2023-12-01
    price $174,900

ⓘ 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: $1,641 · $137/mo
• Projected year-2 tax: $2,187 · $182/mo
• Expected delta: +$546/yr (+$46/mo · 33.3%)

ⓘ 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 ≥97°F today · 16 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: $19,228
• − Mortgage interest: −$9,691
• − Property taxes: −$1,641
• − Insurance: −$865
• − Repairs & maintenance: −$1,538
• − Management: −$1,538
• − Depreciation: −$5,033
• Taxable loss: −$1,078
• Est. tax savings @ 24.0%: +$259
• After-tax cash flow: $2,056/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 — Pringle

• Score: 77/100
• State rank: #337
• US rank: #2954

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pringle, PA
• County: Luzerne County · 118,885 people
• City population: 30,997
• 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

-1.1% since first listed

7 events — show timeline

• 2026-05-17 Price Changed $173,000 LCAR
• 2026-04-11 Price Changed $178,000 LCAR
• 2026-02-26 Listed $180,000 LCAR
• 2024-01-18 Price Changed $168,000 LCAR
• 2024-01-10 Price Changed $170,000 LCAR
• 2024-01-04 Price Changed $172,000 LCAR
• 2023-12-01 Price Changed $174,900 LCAR

Property tax history

+2.0%/yr

Latest (2026): $1,641 · +0.4% YoY. Source: county tax records.