201 S Wyoming St · Hazleton, PA 18201

$279,000

9 bd · 3.9 ba · 2,880 sqft · MultiFamily public records · 25 Days on market

Built 1960 Est $308k · 9% under

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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
• ARV discount +11.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

This double house haz 9 bedrooms 5 bedrooms one side and 4 bedrooms other side, 4 bedrooms (2+2) each side, 2kitchen, 2 liv and 2 dining, front and back porch.

Key facts

• Built 1960
• Listed 24 days

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/?-bath units multifamily listed at $279k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive. Per door: $620/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $279k).
• Recommended offer: $275k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.3% 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; 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 $2k of loan paydown is wiped out by about $8k 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 $78k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($275k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $279k implies a 2690% gain — meaningful room to come down on a strong offer.

Recommended offer $274,815 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.67% ✓
• Cap rate: 14.30%
• Cash-on-cash: 28.58%
• DSCR: 2.27
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $308,160
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
333 331 Juniper St	0.38mi	8/3.0 (-1)	2,909 (+1%)	3mo	$310,000	$107	70
441 443 Spruce St	0.62mi	8/4.0 (-1)	3,000 (+4%)	14mo	$2,700	$1	47
209 211 Green St	0.49mi	9/2.0	2,987 (+4%)	24mo	$273,000	$91	44
416-418 Carleton Ave	0.63mi	9/—	3,116 (+8%)	17mo	$350,000	$112	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: 22.9%
• Equity multiple: 1.94×
• Total profit: $73,288
• Equity at exit: $41,600

10-year hold

• IRR: 30.8%
• Equity multiple: 3.77×
• Total profit: $216,406
• Equity at exit: $24,123

Cash invested: $78,120 (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: 15.0×

Monthly cashflow live

• Estimated rent: $4,653 medium
• Mortgage (P&I): −$1,463
• Tax from tax record: −$236 /mo · $2,832/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$977
• Net cashflow: $1,861

Break-even live

Break-even rent $2,298

Max offer price $279,000

Occupancy floor 55%

Sensitivity live

Price	-10% $2,018	-5% $1,939	+0% $1,861	+5% $1,782	+10% $1,703
Rent	-10% $1,493	-5% $1,677	+0% $1,861	+5% $2,044	+10% $2,228
Rate	-1.0pp $2,001	-0.5pp $1,931	base $1,861	+0.5pp $1,788	+1.0pp $1,715

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	—	$4,653
Total (3 units)			$4,653

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $279,000 Active 25 DOM
2. 2026-06-18
   days on market $279,000 Active 24 DOM
3. 2026-06-17
   days on market $279,000 Active 23 DOM
4. 2026-06-16
   days on market $279,000 Active 22 DOM
5. 2026-06-15
   days on market $279,000 Active 21 DOM
6. 2026-06-14
   days on market $279,000 Active 19 DOM
7. 2026-06-12
   days on market $279,000 Active 18 DOM
8. 2026-06-09
   days on market $279,000 Active 15 DOM
9. 2026-06-08
   days on market $279,000 Active 14 DOM
10. 2026-06-07
    days on market $279,000 Active 13 DOM
11. 2026-06-02
    days on market $279,000 Active 8 DOM
12. 2026-06-01
    days on market $279,000 Active 7 DOM
13. 2026-05-31
    days on market $279,000 Active 6 DOM
14. 2026-05-30
    days on market $279,000 Active 5 DOM
15. 2026-05-26
    listed $279,000 Active
16. 2013-07-15
    soldstatus $10,000

ⓘ 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: $2,832 · $236/mo
• Projected year-2 tax: $3,620 · $302/mo
• Expected delta: +$788/yr (+$66/mo · 27.8%)

ⓘ 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $55,836
• − Mortgage interest: −$15,628
• − Property taxes: −$2,832
• − Insurance: −$1,395
• − Repairs & maintenance: −$4,467
• − Management: −$4,467
• − Depreciation: −$8,116
• Taxable income: $18,931
• Est. tax owed @ 24.0%: −$4,543
• After-tax cash flow: $17,783/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

+2690.0% since first listed

2 events — show timeline

• 2026-05-26 Listed $279,000 FSBO.com
• 2013-07-15 Sold (Public Records) $10,000 Public Records

Property tax history

+6.9%/yr

Latest (2026): $2,832 · +10.3% YoY. Source: county tax records.