292 Lawrence St · Edwardsville, PA 18704

$80,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 7 Days on market

Built 1930 3,000 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Listing remarks

Investor special in Edwardsville! This home features hardwood floors and a durable metal roof. The kitchen is a blank slate, ready to be designed to your vision. Great opportunity to renovate and bring this property back to life. Ideal for investors or buyers looking to customize.

Key facts

• Metal roof
• Kitchen blank slate
• Hardwood floors

Tags

• HARDWOOD FLOORS
• METAL ROOF
• KITCHEN BLANK SLATE
• OPPORTUNITY TO RENOVATE

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Vinyl siding; Metal roof
• Exterior features: Balcony

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 6 total rooms (bedrooms not itemized)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating with forced air
• Interior features: Eat-in kitchen; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $542 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).

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: schools D-, 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.
• Market conditions: Rents rising fast (+4.7%/yr); 132 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $553 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1930 — 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. 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?
4. 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.
5. 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.
6. 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: 1.83% ✓
• Cap rate: 14.42%
• Cash-on-cash: 29.04%
• DSCR: 2.29
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $168,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
292 Lawrence St	0.00mi	3/1.0	1,249 (+0%)	1mo	$85,000	$68	99
201 Williams St	0.12mi	3/1.5	1,272 (+2%)	2mo	$277,000	$218	87
105 Ann St	0.31mi	3/1.5	1,200 (-4%)	2mo	$162,000	$135	76
545 Swallow St	0.47mi	3/1.0	1,280 (+3%)	4mo	$131,000	$102	70
186 Meyers St	0.18mi	2/1.0 (-1)	1,128 (-10%)	2mo	$192,500	$171	70
62 Pace St	0.51mi	2/1.0 (-1)	1,262 (+1%)	8mo	$175,000	$139	63
263 Lawrence St	0.05mi	4/1.5 (+1)	1,415 (+13%)	7mo	$190,000	$134	63
181 Courtdale Ave	0.68mi	3/1.0	1,206 (-3%)	0mo	$92,000	$76	62
15 Franklin St	0.63mi	3/1.0	1,273 (+2%)	6mo	$104,000	$82	62
153 Pringle St	0.59mi	4/1.0 (+1)	1,219 (-2%)	8mo	$179,000	$147	57
146 Courtright St	0.50mi	3/1.5	1,150 (-8%)	7mo	$175,000	$152	56
142 Price St	0.69mi	2/1.0 (-1)	1,115 (-11%)	8mo	$145,000	$130	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: 25.4%
• Equity multiple: 2.08×
• Total profit: $24,090
• Equity at exit: $11,928

10-year hold

• IRR: 34.2%
• Equity multiple: 4.40×
• Total profit: $76,154
• Equity at exit: $6,917

Cash invested: $22,400 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,463 high
• Mortgage (P&I): −$420
• Tax from tax record: −$161 /mo · $1,933/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $542

Break-even live

Break-even rent $777

Max offer price $80,000

Occupancy floor 58%

Sensitivity live

Price	-10% $587	-5% $565	+0% $542	+5% $519	+10% $497
Rent	-10% $426	-5% $484	+0% $542	+5% $600	+10% $658
Rate	-1.0pp $582	-0.5pp $562	base $542	+0.5pp $521	+1.0pp $500

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
256 E Grove St Kingston, PA	2.0	1.0	1000	$1,250	$1.25	14d	1	0.18mi
182 Roosevelt St Kingston, PA	2.0	1.0	1152	$1,625	$1.41	14d	1	0.18mi
109 Penn St Unit 1 Kingston, PA	3.0	1.0	1200	$1,400	$1.17	14d	1	0.29mi
109 Penn St Kingston, PA	3.0	1.0	1200	$1,400	$1.17	44d	1	0.29mi
104 Meyers St Kingston, PA	3.0	1.0	1200	$1,495	$1.25	44d	1	0.35mi
36 Pulaski St Kingston, PA	3.0	2.0	1432	$1,600	$1.12	14d	1	0.35mi
41 Pulaski St Kingston, PA	3.0	1.5	1292	$1,450	$1.12	22d	1	0.37mi
570 Main St Edwardsville, PA	2.0	1.0	1100	$1,180	$1.07	44d	1	0.40mi
206 Zerby Ave Edwardsville, PA	2.0	1.0	741	$1,200	$1.62	14d	1	0.41mi
27 Penn St Kingston, PA	3.0	1.5	1225	$1,550	$1.27	22d	1	0.41mi
27 1/2 Penn St Kingston, PA	3.0	1.0	1200	$1,400	$1.17	44d	1	0.43mi
141 Short St Edwardsville, PA	3.0	1.0	1040	$1,100	$1.06	44d	1	0.50mi
9-10 Meyers Ct Kingston, PA	3.0	1.0	1250	$1,500	$1.20	22d	1	0.53mi
59 Price St Unit 2 Kingston, PA	3.0	1.0	1000	$1,100	$1.10	44d	1	0.83mi
41 Main St Kingston, PA	3.0	1.0	1350	$1,400	$1.04	22d	1	0.84mi
47 Price St Apt 2 Kingston, PA	2.0	1.0	1200	$1,200	$1.00	44d	1	0.85mi
238 Rutter Ave Kingston, PA	2.0	1.0	1200	$1,050	$0.88	44d	1	0.96mi
266 Rutter Ave Unit 2 Kingston, PA	2.0	1.0	875	$1,270	$1.45	44d	1	0.96mi
313 Rutter Ave Kingston, PA	2.0	1.0	727	$1,450	$1.99	44d	1	1.00mi
20 N Loveland Ave Kingston, PA	3.0	2.0	1400	$1,775	$1.27	14d	1	1.19mi
200 Gateway Dr Kingston, PA	1.0–3.0	1.0–2.0	1130	$3,219	$2.85	14d	1	1.35mi
98 E Walnut St Kingston, PA	3.0	1.0	1280	$1,500	$1.17	22d	1	1.37mi
27 S Gates Ave Kingston, PA	3.0	2.0	1200	$1,750	$1.46	22d	1	1.39mi
151 E Walnut St Kingston, PA	2.0	1.0	900	$1,000	$1.11	14d	1	1.41mi
157 E Walnut St Kingston, PA	2.0	1.0	900	$1,000	$1.11	14d	1	1.42mi
942 Wyoming Ave Unit A Forty Fort, PA	2.0	1.5	1054	$1,600	$1.52	44d	1	1.49mi
400 N Gates Ave Unit 1 Kingston, PA	2.0	2.0	1198	$1,300	$1.09	44d	1	1.49mi

Listing history 2 events

1. 2026-04-18
   status Pending
2. 2026-04-10
   listed $80,000 Active

ⓘ 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: $1,933 · $161/mo
• Projected year-2 tax: $1,933 · $161/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 ≥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: $17,560
• − Mortgage interest: −$4,481
• − Property taxes: −$1,933
• − Insurance: −$400
• − Repairs & maintenance: −$1,405
• − Management: −$1,405
• − Depreciation: −$2,327
• Taxable income: $5,609
• Est. tax owed @ 24.0%: −$1,346
• After-tax cash flow: $5,159/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

2 events — show timeline

• 2026-04-18 Pending — LCAR
• 2026-04-10 Listed $80,000 LCAR

Property tax history

+2.3%/yr

Latest (2026): $1,933 · +5.4% YoY. Source: county tax records.