108 Kramer St · Duryea, PA 18642

$70,000

3 bd · 1.0 ba · 1,404 sqft · Manufactured public records

Built 1965 0.33 ac 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 +3.3/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice ranch with a great yard and oversized garage. Stick built addition on rear. .. home connected w/ breezeway to garage.

Key facts

• 0.33 acre lot
• 2 garage spots

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $793 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).

Location & tenants

• Location reads 66/100 on livability (#1,029 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B+; Watch: schools D+, amenities F, commute F.
• Pittston Area SD (suburban): math 30% / reading 40% proficiency, ranked #418 of 539 in PA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 20 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $484 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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 $56k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $70,000

Questions for the listing agent

1. Built in 1965 — 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: 2.30% ✓
• Cap rate: 19.88%
• Cash-on-cash: 48.54%
• DSCR: 3.16
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 46.1%
• Equity multiple: 3.00×
• Total profit: $39,173
• Equity at exit: $10,437

10-year hold

• IRR: 51.9%
• Equity multiple: 6.06×
• Total profit: $99,219
• Equity at exit: $6,052

Cash invested: $19,600 (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 18642

• Home prices YoY: -15.5%
• Active inventory: 20
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,611 high
• Mortgage (P&I): −$367
• Tax from tax record: −$84 /mo · $1,004/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $793

Break-even live

Break-even rent $608

Max offer price $70,000

Occupancy floor 46%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
962 Wood St Unit 2 Old Forge, PA	2.0	1.0	964	$1,250	$1.30	43d	1	0.43mi
230 Swetland St Duryea, PA	2.0	1.0	950	$1,400	$1.47	13d	1	0.53mi
230 Swetland St Duryea, PA	2.0	1.0	1092	$1,400	$1.28	21d	1	0.53mi
127 Dickson St Duryea, PA	2.0	1.0	900	$1,200	$1.33	43d	1	0.70mi
114 Dickson St Duryea, PA	3.0	1.0	1836	$1,600	$0.87	13d	1	0.73mi
1418 Grove St Moosic, PA	3.0	2.0	1820	$1,850	$1.02	13d	1	0.86mi
864 S Main St #3 Old Forge, PA	2.0	1.0	965	$1,350	$1.40	13d	1	0.98mi
152 Drakes Ln Old Forge, PA	2.0	1.0	979	$1,700	$1.74	13d	1	1.03mi
163 Bianca Way Old Forge, PA	2.0	2.0	1194	$2,500	$2.09	13d	1	1.05mi
75 Marimar Dr Old Forge, PA	2.0	2.0	1300	$2,500	$1.92	13d	1	1.12mi

Listing history 2 events

1. 2026-05-30
   remarks 43-char remark
2. 2026-05-30
   listed $70,000 Pending

ⓘ 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: $1,004 · $84/mo
• Projected year-2 tax: $1,055 · $88/mo
• Expected delta: +$51/yr (+$4/mo · 5.1%)

ⓘ 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 ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $19,333
• − Mortgage interest: −$3,921
• − Property taxes: −$1,004
• − Insurance: −$350
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − Depreciation: −$2,036
• Taxable income: $8,928
• Est. tax owed @ 24.0%: −$2,143
• After-tax cash flow: $7,371/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: Pittston Area SD
• NCES district ID: 4219200
• Math proficiency: 30% ▼ -12.00%
• Reading proficiency: 40% ▼ -19.00%
• Median HH income: $45,316
• Composite: 29.86/100
• National rank: #6409
• State rank: #418 of 539 in PA

Livability — Duryea

• Score: 66/100
• State rank: #1029
• US rank: #11458

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Duryea, PA
• City population: 4,469
• Population (ZIP): 4,469

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 21% Two or more races 19%
• Hispanic origin (detail): Mexican 16% Puerto Rican 2%
• Common ancestry: Romanian 20% Scotch-Irish 3% Iranian 2%
• Foreign-born: 7% · Canada
• Languages at home: 82% English-only · Spanish 16%

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: ▼ -34.99%
• Current HPI: 190.5926
• 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

+1.4% since first listed

5 events — show timeline

• 2026-05-29 Delisted — LCAR
• 2026-05-29 Listed $70,000 LCAR
• 2014-09-18 Sold (Public Records) $56,000 Public Records
• 2014-09-11 Sold (MLS) $56,000 LCAR
• 2013-11-27 Listed $69,000 LCAR

Property tax history

+1.9%/yr

Latest (2026): $1,004 · +0.4% YoY. Source: county tax records.