88 Bunny Ln · Edwardsville, PA 18704

$143,000

4 bd · 1.0 ba · 1,358 sqft · SingleFamily public records · 112 Days on market

Built 1920 2,240 sqft lot $105/sqft · at area comps Est $141k · at est.

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Why this score? — see what drove the C 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 +23.5/30.0
• DSCR +7.5/10.0
• ARV discount +7.0/15.0
• 1% rule +6.0/10.0
• 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 MLS

Tenant occupied!Sat and Sun 12pm to 2pm onlyProof of funds required24-hour notice to schedule. Great investment property or a perfect starter home. Agent related to sellerSold as-is

Key facts

• Updated electric
• New heater
• Bonus room

Tags

• NEWER CARPET
• UPDATED ELECTRIC
• UPDATED PLUMBING
• NEW HEATER
• BONUS ROOM
• QUIET BLOCK

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $143k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $143k).
• Recommended offer: $130k (9.0% below list) — sets the bar for market timing.

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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $989 of loan paydown is wiped out by about $4k 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 $40k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $50k; list at $143k implies a 186% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,130 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.10% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.96%
• DSCR: 1.35
• GRM: 7.6

CMA / ARV

• ARV (median comp): $141,393
• List price: $143,000
• Delta: 1.14%
• 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
545 Swallow St	0.11mi	3/1.0 (-1)	1,280 (-6%)	4mo	$131,000	$102	77
19 Green St	0.11mi	3/1.0 (-1)	1,450 (+7%)	3mo	$130,000	$90	76
263 Lawrence St	0.38mi	4/1.5	1,415 (+4%)	7mo	$190,000	$134	68
574 Cherry St	0.23mi	3/1.5 (-1)	1,439 (+6%)	7mo	$120,000	$83	66
41 Church St	0.08mi	3/1.5 (-1)	1,520 (+12%)	4mo	$189,000	$124	66
292 Lawrence St	0.39mi	3/1.0 (-1)	1,249 (-8%)	1mo	$85,000	$68	62
105 Hillside Ave	0.14mi	3/1.5 (-1)	1,550 (+14%)	1mo	$180,000	$116	62
201 Williams St	0.51mi	3/1.5 (-1)	1,272 (-6%)	2mo	$277,000	$218	57
52 Williams St	0.42mi	4/1.0	1,560 (+15%)	1mo	$200,000	$128	54
105 Ann St	0.41mi	3/1.5 (-1)	1,200 (-12%)	2mo	$162,000	$135	53
15 Franklin St	0.58mi	3/1.0 (-1)	1,273 (-6%)	6mo	$104,000	$82	52
210 Grove St	0.48mi	3/2.5 (-1)	1,440 (+6%)	6mo	$225,000	$156	52

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-3,590
• Equity at exit: $21,322

10-year hold

• IRR: 9.1%
• Equity multiple: 1.75×
• Total profit: $29,938
• Equity at exit: $12,364

Cash invested: $40,040 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,566 high
• Mortgage (P&I): −$750
• Tax from tax record: −$162 /mo · $1,942/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $266

Break-even live

Break-even rent $1,230

Max offer price $143,000

Occupancy floor 78%

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: $35,750
• Closing costs: $4,290
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
141 Short St Edwardsville, PA	3.0	1.0	1040	$1,100	$1.06	43d	1	0.08mi
58 Jackson St Kingston, PA	4.0	2.0	1600	$2,000	$1.25	43d	1	0.28mi
9-10 Meyers Ct Kingston, PA	3.0	1.0	1250	$1,500	$1.20	21d	1	0.35mi
104 Meyers St Kingston, PA	3.0	1.0	1200	$1,495	$1.25	43d	1	0.43mi
36 Pulaski St Kingston, PA	3.0	2.0	1432	$1,600	$1.12	13d	1	0.49mi
41 Pulaski St Kingston, PA	3.0	1.5	1292	$1,450	$1.12	21d	1	0.50mi
27 Penn St Kingston, PA	3.0	1.5	1225	$1,550	$1.27	21d	1	0.55mi
109 Penn St Unit 1 Kingston, PA	3.0	1.0	1200	$1,400	$1.17	13d	1	0.58mi
109 Penn St Kingston, PA	3.0	1.0	1200	$1,400	$1.17	43d	1	0.58mi
79 Washington St Kingston, PA	4.0	1.5	1800	$1,750	$0.97	13d	1	0.58mi
27 1/2 Penn St Kingston, PA	3.0	1.0	1200	$1,400	$1.17	43d	1	0.59mi
41 Main St Kingston, PA	3.0	1.0	1350	$1,400	$1.04	21d	1	0.66mi
365 N Maple Ave Kingston, PA	3.0	1.0	1600	$1,400	$0.88	21d	1	0.82mi
59 Price St Unit 2 Kingston, PA	3.0	1.0	1000	$1,100	$1.10	43d	1	0.94mi
20 N Loveland Ave Kingston, PA	3.0	2.0	1400	$1,775	$1.27	13d	1	1.00mi
200 Gateway Dr Kingston, PA	1.0–3.0	1.0–2.0	1130	$3,219	$2.85	13d	1	1.04mi
27 S Gates Ave Kingston, PA	3.0	2.0	1200	$1,750	$1.46	21d	1	1.16mi
206 Nesbitt St Larksville, PA	3.0	1.0	980	$1,325	$1.35	43d	1	1.31mi
229 Nesbitt St Larksville, PA	3.0	1.0	1000	$1,250	$1.25	43d	1	1.33mi
202 S Nesbitt St Unit 206 B Larksville, PA	3.0	1.0	1100	$1,500	$1.36	43d	1	1.35mi
115 1st Ave Unit 115 Kingston, PA	3.0	1.0	1200	$1,495	$1.25	13d	1	1.48mi

Listing history 23 events

1. 2026-06-18
   days on market $143,000 Active 112 DOM
2. 2026-06-17
   days on market $143,000 Active 111 DOM
3. 2026-06-16
   days on market $143,000 Active 110 DOM
4. 2026-06-15
   days on market $143,000 Active 109 DOM
5. 2026-06-14
   days on market $143,000 Active 107 DOM
6. 2026-06-13
   days on market $143,000 Active 106 DOM
7. 2026-06-10
   days on market $143,000 Active 104 DOM
8. 2026-06-09
   days on market $143,000 Active 103 DOM
9. 2026-06-08
   days on market $143,000 Active 102 DOM
10. 2026-06-07
    days on market $143,000 Active 101 DOM
11. 2026-06-05
    days on market $143,000 Active 98 DOM
12. 2026-06-02
    days on market $143,000 Active 96 DOM
13. 2026-06-01
    days on market $143,000 Active 95 DOM
14. 2026-05-31
    days on market $143,000 Active 94 DOM
15. 2026-05-30
    days on market $143,000 Active 93 DOM
16. 2026-05-17
    price $143,000 181-char remark

    Show marketing remark (181 chars)

    Tenant occupied!Sat and Sun 12pm to 2pm onlyProof of funds required24-hour notice to schedule. Great investment property or a perfect starter home. Agent related to sellerSold as-is

17. 2026-04-11
    price $148,000 181-char remark

    Show marketing remark (181 chars)

    Tenant occupied!Sat and Sun 12pm to 2pm onlyProof of funds required24-hour notice to schedule. Great investment property or a perfect starter home. Agent related to sellerSold as-is

18. 2026-02-26
    listed $150,000 Active 181-char remark

    Show marketing remark (181 chars)

    Tenant occupied!Sat and Sun 12pm to 2pm onlyProof of funds required24-hour notice to schedule. Great investment property or a perfect starter home. Agent related to sellerSold as-is

19. 2024-09-18
    price $144,500
20. 2024-09-17
    price $151,000
21. 2024-09-05
    price $153,000
22. 2022-03-29
    soldstatus $50,000
23. 2021-06-07
    listed $60,000

ⓘ 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: $1,942 · $162/mo
• Projected year-2 tax: $2,101 · $175/mo
• Expected delta: +$159/yr (+$13/mo · 8.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $18,792
• − Mortgage interest: −$8,010
• − Property taxes: −$1,942
• − Insurance: −$715
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − Depreciation: −$4,160
• Taxable income: $957
• Est. tax owed @ 24.0%: −$230
• After-tax cash flow: $2,959/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

+138.3% since first listed

8 events — show timeline

• 2026-05-17 Price Changed $143,000 LCAR
• 2026-04-11 Price Changed $148,000 LCAR
• 2026-02-26 Listed $150,000 LCAR
• 2024-09-18 Price Changed $144,500 LCAR
• 2024-09-17 Price Changed $151,000 LCAR
• 2024-09-05 Price Changed $153,000 LCAR
• 2022-03-29 Sold (MLS) $50,000 LCAR
• 2021-06-07 Listed $60,000 LCAR

Property tax history

+2.3%/yr

Latest (2026): $1,942 · +5.4% YoY. Source: county tax records.