4267 Hollywood Blvd · Pardeesville, PA 18202

$325,000

3 bd · 2.5 ba · 4,242 sqft · SingleFamily public records · 100 Days on market

Built 1845 0.96 ac lot $77/sqft · 32% below area Est $425k · 24% under ↓ 13% since listing

---

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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +5.1/30.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

One of a kind, COOL property! A 3800 square foot primary building with essentially two sides. One side is a 3 bedroom & 3 bathroom living area & the other is a huge old barn room with all exposed beams and woodwork. The glass work in this house is also incredible. This property also features a lower level that was once used as an antique store and a HUGE detached garage. You won't see this again!

Key facts

• Lower level
• Glass work
• Old barn room

Tags

• OLD BARN ROOM
• EXPOSED BEAMS
• GLASS WORK
• LOWER LEVEL
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-751 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (40.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (40.4% below list).
• Recommended offer: $192k (40.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 61/100 on livability (#1,411 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living 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: 270 active listings in the ZIP; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).
• This rent runs 42% 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 $35k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Luzerne County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($296k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1845 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $192,278 (40.8% 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. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. Built in 1845 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.60% ✗
• Cap rate: 3.52%
• Cash-on-cash: -9.91%
• DSCR: 0.56
• GRM: 14.0

CMA / ARV

• ARV (median comp): $425,475
• List price: $325,000
• Delta: -23.61%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 17.3%
• Equity multiple: 2.42×
• Total profit: $129,204
• Equity at exit: $292,786

10-year hold

• IRR: 16.4%
• Equity multiple: 5.60×
• Total profit: $418,218
• Equity at exit: $631,404

Cash invested: $91,000 (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: 270
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $1,938 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$443 /mo · $5,315/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $-751

Break-even live

Break-even rent $2,890

Max offer price $192,278

Occupancy floor —

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-07
   statusdays on market $325,000 Pending 100 DOM
2. 2026-06-02
   days on market $325,000 Active 99 DOM
3. 2026-06-01
   days on market $325,000 Active 98 DOM
4. 2026-05-31
   days on market $325,000 Active 97 DOM
5. 2026-05-30
   days on market $325,000 Active 96 DOM
6. 2026-04-30
   price $325,000 412-char remark

   Show marketing remark (412 chars)

   One of a kind, COOL property! A 3800 square foot primary building with essentially two sides. One side is a 3 bedroom & 3 bathroom living area & the other is a huge old barn room with all exposed beams and woodwork. The glass work in this house is also incredible. This property also features a lower level that was once used as an antique store and a HUGE detached garage. You won't see this again!

7. 2026-04-03
   price $365,000 412-char remark

   Show marketing remark (412 chars)

   One of a kind, COOL property! A 3800 square foot primary building with essentially two sides. One side is a 3 bedroom & 3 bathroom living area & the other is a huge old barn room with all exposed beams and woodwork. The glass work in this house is also incredible. This property also features a lower level that was once used as an antique store and a HUGE detached garage. You won't see this again!

8. 2026-02-23
   listed $375,000 Active 412-char remark

   Show marketing remark (412 chars)

   One of a kind, COOL property! A 3800 square foot primary building with essentially two sides. One side is a 3 bedroom & 3 bathroom living area & the other is a huge old barn room with all exposed beams and woodwork. The glass work in this house is also incredible. This property also features a lower level that was once used as an antique store and a HUGE detached garage. You won't see this again!

ⓘ 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: $5,315 · $443/mo
• Projected year-2 tax: $5,315 · $443/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6 d/yr ≥91°F today · 12 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $23,262
• − Mortgage interest: −$18,205
• − Property taxes: −$5,315
• − Insurance: −$1,625
• − Repairs & maintenance: −$1,861
• − Management: −$1,861
• − Depreciation: −$9,455
• Taxable loss: −$15,060
• Est. tax savings @ 24.0%: +$3,614
• After-tax cash flow: $-5,401/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 — Pardeesville

• Score: 61/100
• State rank: #1411
• US rank: #17860

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Luzerne County · 118,885 people
• 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

-13.3% since first listed

3 events — show timeline

• 2026-04-30 Price Changed $325,000 LCAR
• 2026-04-03 Price Changed $365,000 LCAR
• 2026-02-23 Listed $375,000 LCAR

Property tax history

+2.6%/yr

Latest (2026): $5,315 · +4.6% YoY. Source: county tax records.