1028 Pennsylvania 940 · Hazleton, PA 18202

$245,000

4 bd · 2.5 ba · 1,369 sqft · SingleFamily public records · 25 Days on market

Built 1969 $179/sqft · 25% above area Est $230k · 7% over

---

Why this score? — see what drove the D 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 +12.9/30.0
• Appreciation +10.0/10.0
• ARV discount +4.6/15.0
• DSCR +3.9/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Possibilities are endless with this single family home for sale located on a high traffic road. First floor master bedroom with master bathroom, first floor laundry room, gas heat, office, large two car garage. Many upgrades, including new floors, windows, electrical, and much more!

Key facts

• New floors
• Large two car garage
• Gas heat

Tags

• FIRST FLOOR MASTER BEDROOM
• FIRST FLOOR LAUNDRY ROOM
• GAS HEAT
• LARGE TWO CAR GARAGE
• NEW FLOORS
• NEW WINDOWS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-19 ($-228/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (19.9% below list).
• Recommended offer: $196k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: amenities F, commute F, employment 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.
• Zoned schools: Hazle Township Early Learning Center (493 students, 100% FRL); Hazleton Area Hs (math 53% / reading 8%, grade F, #347 of 437 statewide, top 79%, 3,795 students, 83% FRL) — zoned schools average 91% FRL vs 60% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 272 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).
• This rent runs 43% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Luzerne County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $69k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $130k; list at $245k implies a 88% gain — meaningful room to come down on a strong offer.

Recommended offer $196,280 (19.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1969 — 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 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.80% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.33%
• DSCR: 0.99
• GRM: 10.4

CMA / ARV

• ARV (median comp): $229,930
• List price: $245,000
• Delta: 6.55%
• 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
1041 Laurel St	0.08mi	3/2.0 (-1)	1,365 (-0%)	0mo	$180,000	$132	88
880 Church St	0.28mi	3/1.5 (-1)	1,440 (+5%)	6mo	$240,000	$167	65
806 Lafayette Ct	0.48mi	3/1.5 (-1)	1,360 (-1%)	6mo	$156,000	$115	62
999 Alter St	0.21mi	3/2.0 (-1)	1,520 (+11%)	4mo	$190,000	$125	62
669 Vine St	0.67mi	3/2.0 (-1)	1,358 (-1%)	4mo	$150,000	$110	57
1009 Peace St	0.47mi	3/1.5 (-1)	1,288 (-6%)	5mo	$220,000	$171	55
1000 Seybert St	0.32mi	3/1.5 (-1)	1,547 (+13%)	1mo	$270,000	$175	53
769 Locust St	0.56mi	3/1.0 (-1)	1,246 (-9%)	2mo	$220,000	$177	46
784 James St	0.60mi	3/1.5 (-1)	1,511 (+10%)	3mo	$170,000	$113	43
1115 Fairlawn Blvd	0.66mi	3/2.5 (-1)	1,550 (+13%)	3mo	$250,000	$161	40
226 8th St	0.70mi	3/1.0 (-1)	1,458 (+6%)	8mo	$147,340	$101	39
402 30th St	0.68mi	3/1.5 (-1)	1,518 (+11%)	8mo	$295,000	$194	34

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.0%
• Equity multiple: 2.93×
• Total profit: $132,177
• Equity at exit: $220,715

10-year hold

• IRR: 21.3%
• Equity multiple: 6.69×
• Total profit: $390,100
• Equity at exit: $475,981

Cash invested: $68,600 (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 18202

• Home prices YoY: 7.1%
• Active inventory: 272
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,963 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$183 /mo · $2,193/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $-19

Break-even live

Break-even rent $1,987

Max offer price $241,645

Occupancy floor 96%

Sensitivity live

Price	-10% $120	-5% $50	+0% $-19	+5% $-88	+10% $-158
Rent	-10% $-174	-5% $-97	+0% $-19	+5% $59	+10% $136
Rate	-1.0pp $104	-0.5pp $43	base $-19	+0.5pp $-82	+1.0pp $-147

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: $61,250
• Closing costs: $7,350
• 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 8 events

1. 2026-05-18
   status Pending 283-char remark

   Show marketing remark (283 chars)

   Possibilities are endless with this single family home for sale located on a high traffic road. First floor master bedroom with master bathroom, first floor laundry room, gas heat, office, large two car garage. Many upgrades, including new floors, windows, electrical, and much more!

2. 2026-04-26
   status Active 283-char remark

   Show marketing remark (283 chars)

   Possibilities are endless with this single family home for sale located on a high traffic road. First floor master bedroom with master bathroom, first floor laundry room, gas heat, office, large two car garage. Many upgrades, including new floors, windows, electrical, and much more!

3. 2026-04-19
   status Pending 283-char remark

   Show marketing remark (283 chars)

   Possibilities are endless with this single family home for sale located on a high traffic road. First floor master bedroom with master bathroom, first floor laundry room, gas heat, office, large two car garage. Many upgrades, including new floors, windows, electrical, and much more!

4. 2026-04-16
   listed $245,000 Active 283-char remark

   Show marketing remark (283 chars)

   Possibilities are endless with this single family home for sale located on a high traffic road. First floor master bedroom with master bathroom, first floor laundry room, gas heat, office, large two car garage. Many upgrades, including new floors, windows, electrical, and much more!

5. 2021-10-06
   listed $219,900
6. 2021-07-21
   soldstatus $130,000
7. 2019-10-10
   soldstatus $90,000
8. 2019-08-15
   listed $105,000

ⓘ 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: $2,193 · $183/mo
• Projected year-2 tax: $3,032 · $253/mo
• Expected delta: +$839/yr (+$70/mo · 38.3%)

ⓘ 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 3/10 Moderate 7 d/yr ≥91°F today · 16 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: $23,554
• − Mortgage interest: −$13,724
• − Property taxes: −$2,193
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,884
• − Management: −$1,884
• − Depreciation: −$7,127
• Taxable loss: −$4,484
• Est. tax savings @ 24.0%: +$1,076
• After-tax cash flow: $848/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

• County: Luzerne County · 118,885 people
• City population: 13,755
• Metro: Scranton--Wilkes-Barre, PA
• Population (ZIP): 13,755
• Household income: $55,153
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 369.0

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: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 33% Two or more races 9% Black 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Dominican 22%
• Common ancestry: Romanian 13% Iranian 1% Lithuanian 1%
• Foreign-born: 18% · Canada, Jamaica
• Languages at home: 71% English-only · Spanish 26% 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: ▲ 20.19%
• Current HPI: 306.1029
• Rent YoY: —
• 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

+133.3% since first listed

8 events — show timeline

• 2026-05-18 Pending — LCAR
• 2026-04-26 Relisted — LCAR
• 2026-04-19 Pending — LCAR
• 2026-04-16 Listed $245,000 LCAR
• 2021-10-06 Listed $219,900 LCAR
• 2021-07-21 Sold (Public Records) $130,000 Public Records
• 2019-10-10 Sold (MLS) $90,000 LCAR
• 2019-08-15 Listed $105,000 LCAR

Property tax history

+3.8%/yr

Latest (2026): $2,193 · +4.6% YoY. Source: county tax records.