589 Mckinley St · Hazleton, PA 18201

$79,900

3 bd · 1.0 ba · 1,541 sqft · SingleFamily public records · 10 Days on market

Built 1900 3,049 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 +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

3-bedroom home with gas heat offering great potential. Features a large attic with storage or expansion possibilities and a spacious backyard. Needs some TLC--ideal for investors or owner-occupants looking to add value. Items inside will be removed prior to closing. Sold as-is. Owner has materials for roofing, flooring, and many more additional improvements, and is open to negotiation.

Key facts

• Spacious backyard
• Flooring materials
• Roofing materials

Tags

• LARGE ATTIC
• SPACIOUS BACKYARD
• ROOFING MATERIALS
• FLOORING MATERIALS

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 $537 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 14.4% vs local median 4.5% in Hazleton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 67/100 on livability (#930 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute 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: 118 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $552 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 + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1900 — 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 F-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: 1.81% ✓
• Cap rate: 14.35%
• Cash-on-cash: 28.79%
• DSCR: 2.28
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $181,838
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
667 Roosevelt St	0.17mi	3/1.0	1,488 (-3%)	3mo	$180,000	$121	84
763 Mcnair St	0.35mi	3/1.0	1,520 (-1%)	2mo	$230,000	$151	80
16 Third St	0.18mi	3/1.0	1,435 (-7%)	3mo	$76,000	$53	78
784 James St	0.49mi	3/1.5	1,511 (-2%)	3mo	$170,000	$113	69
738 Peace St	0.37mi	2/1.0 (-1)	1,424 (-8%)	2mo	$229	—	64
644 Locust St	0.43mi	3/1.5	1,400 (-9%)	2mo	$165,000	$118	61
307 Green St	0.59mi	4/1.0 (+1)	1,470 (-5%)	3mo	$165,000	$112	58
320 Rear Broad St	0.52mi	4/2.0 (+1)	1,600 (+4%)	4mo	$252,000	$158	57
921 921 W 20th St St	0.64mi	3/2.0	1,600 (+4%)	5mo	$270,000	$169	55
889 Grant St	0.57mi	2/1.0 (-1)	1,670 (+8%)	0mo	$199,500	$119	54
806 Lafayette Ct	0.62mi	3/1.5	1,360 (-12%)	6mo	$156,000	$115	44
669 Vine St	0.64mi	3/2.0	1,358 (-12%)	4mo	$150,000	$110	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.2%
• Equity multiple: 1.95×
• Total profit: $21,290
• Equity at exit: $11,913

10-year hold

• IRR: 31.1%
• Equity multiple: 3.81×
• Total profit: $62,782
• Equity at exit: $6,908

Cash invested: $22,372 (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 18201

• Home prices YoY: -14.9%
• Active inventory: 118
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$157 /mo · $1,878/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $537

Break-even live

Break-even rent $771

Max offer price $79,900

Occupancy floor 58%

Sensitivity live

Price	-10% $582	-5% $559	+0% $537	+5% $514	+10% $491
Rent	-10% $422	-5% $479	+0% $537	+5% $594	+10% $651
Rate	-1.0pp $577	-0.5pp $557	base $537	+0.5pp $516	+1.0pp $495

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
538 Carson St Hazleton, PA	3.0	1.0	1400	$1,450	$1.04	45d	1	0.94mi

Listing history 2 events

1. 2026-01-29
   status Pending
2. 2026-01-18
   listed $79,900 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: $1,878 · $157/mo
• Projected year-2 tax: $1,878 · $157/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 3/10 Moderate 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $17,400
• − Mortgage interest: −$4,476
• − Property taxes: −$1,878
• − Insurance: −$400
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$2,324
• Taxable income: $5,538
• Est. tax owed @ 24.0%: −$1,329
• After-tax cash flow: $5,111/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 — Hazleton

• Score: 67/100
• State rank: #930
• US rank: #10115

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hazleton, PA
• City population: 13,755
• Population (ZIP): 31,428

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 Hispanic (60%)
• Race & ethnicity: Hispanic / Latino 60% White 36% Two or more races 18% Black 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 6% Dominican 41%
• Common ancestry: Romanian 5% Iranian 1% Russian 1%
• Foreign-born: 36% · Canada, Jamaica
• Languages at home: 43% English-only · Spanish 54% 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: ▼ -62.00%
• Current HPI: 354.7443
• 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

2 events — show timeline

• 2026-01-29 Pending — LCAR
• 2026-01-18 Listed $79,900 LCAR

Property tax history

+6.9%/yr

Latest (2026): $1,878 · +10.3% YoY. Source: county tax records.