640 Ridge St · Freeland, PA 18224

$149,900

3 bd · 1.0 ba · 1,209 sqft · SingleFamily public records · 5 Days on market

Built 1910 4,400 sqft lot Est $156k · 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 +20.8/30.0
• Appreciation +10.0/10.0
• ARV discount +9.2/15.0
• DSCR +6.6/10.0
• 1% rule +4.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

HUD acquired property being sold as-is. FHA insurable with a $715.00 repair escrow. , Baths: 1 Bath Lev 2, Beds: 2+ Bed 2nd, SqFt Fin - Main: 540.00, SqFt Fin - 3rd: 0.00, Tax Information: Available, Formal Dining Room: Y, SqFt Fin - 2nd: 540.00

Key facts

• Remodeled interior
• Vaulted ceiling
• Newer heating unit

Tags

• REMODELED INTERIOR
• MODERN EAT IN KITCHEN
• MODERN BATHROOM
• VAULTED CEILING
• CONVENIENT LAUNDRY ROOM
• NEWER HEATING UNIT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (3.3% below list).
• Recommended offer: $145k (3.3% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 6.3% in Freeland — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 61/100 on livability (#1,409 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing 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: 43 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

• In year one you build about $16k of equity ($1k loan paydown + $15k 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $15k; list at $150k implies a 899% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,000 (3.3% below list)

Questions for the listing agent

1. Built in 1910 — 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: 0.97% ✗
• Cap rate: 7.93%
• Cash-on-cash: 5.85%
• DSCR: 1.26
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $155,961
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
640 Ridge St	0.00mi	3/1.0	1,209 (0%)	1mo	$160,000	$132	99
611 Washington St	0.15mi	3/1.0	1,248 (+3%)	3mo	$119,900	$96	85
942 Burton St	0.12mi	3/1.0	1,260 (+4%)	3mo	$75,000	$60	84
710 Walnut St St	0.13mi	3/1.0	1,260 (+4%)	8mo	$105,000	$83	80
520 Kalmia St	0.34mi	3/1.0	1,160 (-4%)	1mo	$150,000	$129	77
1140 Centre St	0.39mi	3/1.0	1,176 (-3%)	8mo	$152,500	$130	71
714 Ingham St	0.50mi	3/1.0	1,248 (+3%)	2mo	$95,000	$76	69
909 Birkbeck St	0.34mi	3/1.0	1,320 (+9%)	0mo	$110,000	$83	69
932 Ridge St	0.18mi	2/1.5 (-1)	1,104 (-9%)	10mo	$141,500	$128	61
432 Park St	0.30mi	4/1.0 (+1)	1,328 (+10%)	8mo	$200,000	$151	58
113 St James Dr	0.67mi	2/1.5 (-1)	1,158 (-4%)	4mo	$150,000	$130	51
340 Crescent Rd	0.67mi	2/2.0 (-1)	1,300 (+8%)	9mo	$237,000	$182	40

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: 28.5%
• Equity multiple: 3.25×
• Total profit: $94,626
• Equity at exit: $135,042

10-year hold

• IRR: 24.8%
• Equity multiple: 7.39×
• Total profit: $268,345
• Equity at exit: $291,223

Cash invested: $41,972 (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 18224

• Home prices YoY: 9.2%
• Active inventory: 43
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$92 /mo · $1,110/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $204

Break-even live

Break-even rent $1,191

Max offer price $149,900

Occupancy floor 81%

Sensitivity live

Price	-10% $289	-5% $247	+0% $204	+5% $162	+10% $120
Rent	-10% $90	-5% $147	+0% $204	+5% $262	+10% $319
Rate	-1.0pp $280	-0.5pp $243	base $204	+0.5pp $166	+1.0pp $126

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Terrace Rd Freeland, PA	3.0	1.0	1150	$1,450	$1.26	21d	1	0.42mi

Listing history 3 events

1. 2026-04-27
   status Pending
2. 2026-04-21
   listed $149,900 Active
3. 2011-11-21
   soldstatus $15,000 245-char remark

   Show marketing remark (245 chars)

   HUD acquired property being sold as-is. FHA insurable with a $715.00 repair escrow. , Baths: 1 Bath Lev 2, Beds: 2+ Bed 2nd, SqFt Fin - Main: 540.00, SqFt Fin - 3rd: 0.00, Tax Information: Available, Formal Dining Room: Y, SqFt Fin - 2nd: 540.00

ⓘ 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: $1,110 · $92/mo
• Projected year-2 tax: $1,739 · $145/mo
• Expected delta: +$629/yr (+$52/mo · 56.7%)

ⓘ 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 2/10 Low 7 d/yr ≥90°F today · 17 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: −$8,397
• − Property taxes: −$1,110
• − Insurance: −$750
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$4,361
• Taxable loss: −$1
• Est. tax savings @ 24.0%: +$0
• After-tax cash flow: $2,454/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 — Freeland

• Score: 61/100
• State rank: #1409
• US rank: #17813

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Freeland, PA
• City population: 5,954
• Population (ZIP): 5,954

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 12% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 8% Dominican 3%
• Common ancestry: Romanian 13% Scotch-Irish 4% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 87% English-only · Spanish 10% 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: ▲ 22.89%
• Current HPI: 270.8055
• 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

+899.3% since first listed

3 events — show timeline

• 2026-04-27 Pending — LCAR
• 2026-04-21 Listed $149,900 LCAR
• 2011-11-21 Sold (MLS) $15,000 GSBR as distributed by MLS GRID

Property tax history

+2.9%/yr

Latest (2026): $1,110 · +3.8% YoY. Source: county tax records.