32 Enterprise St · Newport, PA 18617

$78,000

3 bd · 1.0 ba · 1,132 sqft · SingleFamily public records · 40 Days on market

Built 1925 3,681 sqft lot $69/sqft · 26% below area Est $105k · 26% under

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Why this score? — see what drove the A- 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Appreciation +7.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

This home (half double) has been taken care of with pride by it's owner for 50+ years! Spacious first floor with a family room, living room, dining room plus an eat in kitchen. First floor bathroom and laundry. Three bedrooms on second floor and the first floor could be used as a bedroom if needed. Covered patio, nice sized yard, off street parking available from alley.

Key facts

• Rear parking access
• Fenced backyard
• 3,681 sq ft lot

Tags

• FENCED BACKYARD
• FAMILY ROOM FIREPLACE
• REAR PARKING ACCESS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Aluminum siding
• Exterior features: Fenced lot; Lot dimensions approximately 24.54 x 150; Residential zoning

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Baseboard heating; Steam heating; Has heating
• Interior features: Eat-in kitchen; Basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $76k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#609 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Greater Nanticoke Area SD (suburban): math 14% / reading 34% proficiency, ranked #479 of 539 in PA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 20 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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

• In year one you build about $5k of equity ($539 loan paydown + $4k appreciation (5.6% local appreciation)).
• Luzerne County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.6% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,660 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.39% ✓
• Cap rate: 11.31%
• Cash-on-cash: 17.93%
• DSCR: 1.80
• GRM: 6.0

CMA / ARV

• ARV (median comp): $105,180
• List price: $78,000
• Delta: -25.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Orchard St	0.21mi	3/2.0	1,162 (+3%)	5mo	$159,000	$137	78
34 Newport St	0.26mi	2/1.0 (-1)	1,100 (-3%)	1mo	$144,200	$131	78
105-111 Newport St	0.37mi	3/1.0	1,150 (+2%)	10mo	$146,300	$127	71
93 Coal St	0.29mi	2/1.5 (-1)	1,208 (+7%)	5mo	$85,000	$70	64
10 Line St	0.35mi	2/2.0 (-1)	1,173 (+4%)	5mo	$47,000	$40	64
38 Apple St	0.32mi	4/1.5 (+1)	1,100 (-3%)	12mo	$160,000	$145	63
R 13 Coal St	0.53mi	3/1.0	1,017 (-10%)	5mo	$50,000	$49	54
28 Orchard St	0.24mi	3/1.0	1,240 (+10%)	23mo	$105,000	$85	54
113 Newport St	0.37mi	3/1.0	1,232 (+9%)	18mo	$140,000	$114	53
30 Coal St	0.46mi	4/1.0 (+1)	1,288 (+14%)	2mo	$170,000	$132	49
39 Orchard St	0.26mi	2/1.0 (-1)	1,300 (+15%)	17mo	$115,000	$88	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.6%
• Equity multiple: 2.89×
• Total profit: $41,386
• Equity at exit: $46,977

10-year hold

• IRR: 27.9%
• Equity multiple: 5.86×
• Total profit: $106,036
• Equity at exit: $83,469

Cash invested: $21,840 (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 18617

• Home prices YoY: 2.0%
• Active inventory: 20
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,082 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$86 /mo · $1,038/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $326

Break-even live

Break-even rent $668

Max offer price $78,000

Occupancy floor 65%

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
67 Railroad St Unit 4 Glen Lyon, PA	2.0	1.0	750	$825	$1.10	43d	1	0.15mi
8 Arch St Glen Lyon, PA	3.0	1.0	1000	$1,399	$1.40	13d	1	0.25mi
5 E Main St Glen Lyon, PA	3.0	1.0	1217	$900	$0.74	43d	1	0.28mi
212 W Main St Glen Lyon, PA	3.0	1.0	1000	$1,350	$1.35	13d	1	0.37mi

Listing history 19 events

1. 2026-06-18
   days on market $78,000 Active 40 DOM
2. 2026-06-17
   days on market $78,000 Active 39 DOM
3. 2026-06-16
   days on market $78,000 Active 38 DOM
4. 2026-06-15
   days on market $78,000 Active 37 DOM
5. 2026-06-14
   pricedays on market $78,000 Active 35 DOM
6. 2026-06-13
   days on market $80,000 Active 34 DOM
7. 2026-06-10
   days on market $80,000 Active 32 DOM
8. 2026-06-09
   days on market $80,000 Active 31 DOM
9. 2026-06-08
   days on market $80,000 Active 30 DOM
10. 2026-06-07
    days on market $80,000 Active 29 DOM
11. 2026-06-05
    days on market $80,000 Active 26 DOM
12. 2026-06-02
    days on market $80,000 Active 24 DOM
13. 2026-06-01
    days on market $80,000 Active 23 DOM
14. 2026-05-31
    days on market $80,000 Active 22 DOM
15. 2026-05-30
    days on market $80,000 Active 21 DOM
16. 2026-05-09
    listed $80,000 Active 342-char remark
17. 2021-05-20
    soldstatus $114,000
18. 2017-04-11
    soldstatus $14,500 372-char remark

    Show marketing remark (372 chars)

    This home (half double) has been taken care of with pride by it's owner for 50+ years! Spacious first floor with a family room, living room, dining room plus an eat in kitchen. First floor bathroom and laundry. Three bedrooms on second floor and the first floor could be used as a bedroom if needed. Covered patio, nice sized yard, off street parking available from alley.

19. 2017-01-30
    listed $24,500 372-char remark

    Show marketing remark (372 chars)

    This home (half double) has been taken care of with pride by it's owner for 50+ years! Spacious first floor with a family room, living room, dining room plus an eat in kitchen. First floor bathroom and laundry. Three bedrooms on second floor and the first floor could be used as a bedroom if needed. Covered patio, nice sized yard, off street parking available from alley.

ⓘ 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: $1,038 · $86/mo
• Projected year-2 tax: $1,135 · $95/mo
• Expected delta: +$97/yr (+$8/mo · 9.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥94°F today · 17 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: $12,979
• − Mortgage interest: −$4,369
• − Property taxes: −$1,038
• − Insurance: −$390
• − Repairs & maintenance: −$1,038
• − Management: −$1,038
• − Depreciation: −$2,269
• Taxable income: $2,836
• Est. tax owed @ 24.0%: −$681
• After-tax cash flow: $3,236/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: Greater Nanticoke Area SD
• NCES district ID: 4216290
• Math proficiency: 14% ▼ -8.00%
• Reading proficiency: 34% ▼ -14.00%
• Median HH income: $38,990
• Composite: 20.1/100
• National rank: #8647
• State rank: #479 of 539 in PA

Livability — Newport

• Score: 72/100
• State rank: #609
• US rank: #5859

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glen Lyon, PA
• Population (ZIP): 1,616

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 (81%)
• Race & ethnicity: White 81% Two or more races 10% Black 6% Asian 3% Hispanic / Latino 1%
• Common ancestry: Romanian 45% Scotch-Irish 6% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 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: ▲ 5.58%
• Current HPI: 278.0674
• 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

+218.4% since first listed

5 events — show timeline

• 2026-06-13 Price Changed $78,000 LCAR
• 2026-05-09 Listed $80,000 LCAR
• 2021-05-20 Sold (Public Records) $114,000 Public Records
• 2017-04-11 Sold (MLS) $14,500 LCAR
• 2017-01-30 Listed $24,500 LCAR

Property tax history

+3.1%/yr

Latest (2026): $1,038 · +9.9% YoY. Source: county tax records.