39 Church St · Edwardsville, PA 18704

$129,500

4 bd · 1.0 ba · 2,090 sqft · SingleFamily public records · 58 Days on market

Built 1945 3,484 sqft lot $62/sqft · 43% below area Est $142k · 9% under ↓ 7% since listing

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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 +27.9/30.0
• ARV discount +11.4/15.0
• DSCR +9.9/10.0
• 1% rule +8.5/10.0
• 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

Listing remarks MLS

Charming 4-bedroom, 1-bath single-family home that's move-in ready with room to make it your own. This property offers a spacious yard with potential for off-street parking, adding extra convenience and value. A great opportunity for buyers looking for a solid home with future upside.

Key facts

• Spacious yard
• Off-street parking
• 3,484 sq ft lot

Tags

• SPACIOUS YARD
• OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $400 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#458 in PA, #4,179 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F, employment 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.
• Zoned schools: State El Ctr (math 8% / reading 32%, grade F, #1,248 of 1,518 statewide, top 83%, 1,353 students, 100% FRL); Wyoming Valley West Ms (math 13% / reading 41%, grade F, #404 of 512 statewide, top 80%, 1,191 students, 100% FRL); Wyoming Valley West Shs (math 57% / reading 24%, grade F, #255 of 437 statewide, top 60%, 1,357 students, 100% FRL) — zoned schools average 100% FRL vs 56% district-wide (44 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.7%/yr); 132 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).
• This rent runs 32% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $895 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,615 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 10.00%
• Cash-on-cash: 13.24%
• DSCR: 1.59
• GRM: 6.2

CMA / ARV

• ARV (median comp): $141,650
• List price: $129,500
• Delta: -8.58%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Pugh St St	0.05mi	4/2.0	2,226 (+6%)	8mo	$178,500	$80	76
16 Flannagan St	0.60mi	4/2.0	2,109 (+1%)	4mo	$269,500	$128	64
120 Pheasant Dr	0.45mi	4/1.5	2,238 (+7%)	2mo	$265,000	$118	63
9 Morgan Ter	0.27mi	5/2.0 (+1)	2,240 (+7%)	5mo	$203,000	$91	62
178 Hillside Ave	0.31mi	3/2.0 (-1)	1,950 (-7%)	7mo	$220,000	$113	60
48-50 Church St	0.03mi	5/3.0 (+1)	2,400 (+15%)	3mo	$125,000	$52	59
311 Oriole Dr	0.44mi	3/1.5 (-1)	1,904 (-9%)	7mo	$232,900	$122	52
317 Frederick St	0.64mi	3/1.0 (-1)	2,200 (+5%)	8mo	$175,000	$80	50
306 Cardinal Dr	0.38mi	3/1.5 (-1)	1,804 (-14%)	3mo	$292,000	$162	50
107 Page Ave	0.47mi	4/2.0	1,839 (-12%)	6mo	$184,000	$100	48
45 Covert St	0.65mi	3/1.5 (-1)	1,974 (-6%)	9mo	$190,000	$96	46
45 Hoyt St	0.74mi	4/2.5	1,900 (-9%)	8mo	$390,000	$205	38

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: 5.2%
• Equity multiple: 1.21×
• Total profit: $7,504
• Equity at exit: $19,309

10-year hold

• IRR: 16.2%
• Equity multiple: 2.44×
• Total profit: $52,125
• Equity at exit: $11,197

Cash invested: $36,260 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,743 high
• Mortgage (P&I): −$679
• Tax from tax record: −$244 /mo · $2,926/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $400

Break-even live

Break-even rent $1,237

Max offer price $129,500

Occupancy floor 72%

Sensitivity live

Price	-10% $473	-5% $437	+0% $400	+5% $363	+10% $327
Rent	-10% $262	-5% $331	+0% $400	+5% $469	+10% $538
Rate	-1.0pp $465	-0.5pp $433	base $400	+0.5pp $366	+1.0pp $332

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
56 E Grove St Kingston, PA	3.0	2.0	2296	$1,250	$0.54	22d	1	0.22mi
58 Jackson St Kingston, PA	4.0	2.0	1600	$2,000	$1.25	45d	1	0.22mi
36 Pulaski St Kingston, PA	3.0	2.0	1432	$1,600	$1.12	15d	1	0.45mi
79 Washington St Kingston, PA	4.0	1.5	1800	$1,750	$0.97	15d	1	0.53mi
255 Zerby Ave Kingston, PA	3.0	1.0	2380	$1,350	$0.57	22d	1	0.57mi
365 N Maple Ave Kingston, PA	3.0	1.0	1600	$1,400	$0.88	22d	1	0.82mi
20 N Loveland Ave Kingston, PA	3.0	2.0	1400	$1,775	$1.27	15d	1	1.04mi
54 Butler St Kingston, PA	4.0	2.5	2174	$2,000	$0.92	45d	1	1.10mi
143 W Dorrance St Kingston, PA	5.0	1.5	2200	$2,500	$1.14	22d	1	1.12mi
147 W Dorrance St Kingston, PA	3.0	1.5	2000	$1,900	$0.95	22d	1	1.12mi

Listing history 7 events

1. 2026-06-05
   statusdays on market $129,500 Pending 58 DOM
2. 2026-06-02
   days on market $129,500 Active 56 DOM
3. 2026-06-01
   days on market $129,500 Active 55 DOM
4. 2026-05-31
   days on market $129,500 Active 54 DOM
5. 2026-05-30
   days on market $129,500 Active 53 DOM
6. 2026-04-30
   price $129,500 285-char remark

   Show marketing remark (285 chars)

   Charming 4-bedroom, 1-bath single-family home that's move-in ready with room to make it your own. This property offers a spacious yard with potential for off-street parking, adding extra convenience and value. A great opportunity for buyers looking for a solid home with future upside.

7. 2026-04-07
   listed $139,500 Active 285-char remark

   Show marketing remark (285 chars)

   Charming 4-bedroom, 1-bath single-family home that's move-in ready with room to make it your own. This property offers a spacious yard with potential for off-street parking, adding extra convenience and value. A great opportunity for buyers looking for a solid home with future upside.

ⓘ 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: $2,926 · $244/mo
• Projected year-2 tax: $2,926 · $244/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $20,914
• − Mortgage interest: −$7,254
• − Property taxes: −$2,926
• − Insurance: −$648
• − Repairs & maintenance: −$1,673
• − Management: −$1,673
• − Depreciation: −$3,767
• Taxable income: $2,973
• Est. tax owed @ 24.0%: −$713
• After-tax cash flow: $4,086/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 — Edwardsville

• Score: 75/100
• State rank: #458
• US rank: #4179

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edwardsville, 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

-7.2% since first listed

2 events — show timeline

• 2026-04-30 Price Changed $129,500 GSBR as distributed by MLS GRID
• 2026-04-07 Listed $139,500 GSBR as distributed by MLS GRID

Property tax history

+1.8%/yr

Latest (2026): $2,926 · +0.4% YoY. Source: county tax records.