2 Noble St · Harveys Lake, PA 18618

$120,000

2 bd · 2.0 ba · 1,200 sqft · SingleFamily · 61 Days on market

Good condition 3,864 sqft lot $100/sqft · 45% below area Est $220k · 45% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.9/10.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Beautifully fully furnished (1st floor only) 2-bedroom, 2-bath, single-family home, fully remodeled from top to bottom. Features a brand-new kitchen, new flooring throughout. Includes driveway parking for 2 cars.

Key facts

• All new electrical
• New flooring
• Updated kitchen

Tags

• UPDATED KITCHEN
• NEW FLOORING
• UPDATED PLUMBING
• ALL NEW ELECTRICAL
• HOT WATER BASEBOARD HEAT
• DRIVEWAY PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $632 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#923 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools C-, amenities F, commute F.
• Lake-Lehman SD (rural): math 39% / reading 59% proficiency, ranked #176 of 539 in PA (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 36 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 $3k of equity ($830 loan paydown + $2k appreciation (1.7% local appreciation)).
• Luzerne County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y ago; this cycle's ask has dropped $80k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $53k; list at $120k implies a 126% gain — meaningful room to come down on a strong offer.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.54% ✓
• Cap rate: 12.62%
• Cash-on-cash: 22.58%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

• ARV (median comp): $219,829
• List price: $120,000
• Delta: -45.41%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Brook St	0.05mi	2/1.0	1,216 (+1%)	1mo	$340,000	$280	91
11 Dudley Ave	0.08mi	2/1.0	1,177 (-2%)	10mo	$175,000	$149	81
10 Bridge St	0.02mi	2/1.0	1,160 (-3%)	20mo	$120,000	$103	72
62 Rood Ave	0.15mi	3/1.5 (+1)	1,092 (-9%)	23mo	$225,000	$206	52

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

Projected returns pro-forma

1.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.2%
• Equity multiple: 2.39×
• Total profit: $46,802
• Equity at exit: $45,502

10-year hold

• IRR: 28.2%
• Equity multiple: 4.59×
• Total profit: $120,662
• Equity at exit: $64,147

Cash invested: $33,600 (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 18618

• Home prices YoY: 0.6%
• Active inventory: 36
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $632

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 61%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Noxen Rd Harveys Lake, PA	3.0	1.0	1100	$1,850	$1.68	13d	1	1.07mi

Listing history 27 events

1. 2026-06-13
   status $120,000 Pending 61 DOM
2. 2026-06-10
   days on market $120,000 Active 61 DOM
3. 2026-06-09
   days on market $120,000 Active 60 DOM
4. 2026-06-08
   days on market $120,000 Active 59 DOM
5. 2026-06-07
   days on market $120,000 Active 58 DOM
6. 2026-06-02
   days on market $120,000 Active 53 DOM
7. 2026-06-01
   days on market $120,000 Active 52 DOM
8. 2026-05-31
   days on market $120,000 Active 51 DOM
9. 2026-05-30
   days on market $120,000 Active 50 DOM
10. 2026-05-17
    price $120,000 212-char remark

    Show marketing remark (212 chars)

    Beautifully fully furnished (1st floor only) 2-bedroom, 2-bath, single-family home, fully remodeled from top to bottom. Features a brand-new kitchen, new flooring throughout. Includes driveway parking for 2 cars.

11. 2026-05-09
    status Active 212-char remark

    Show marketing remark (212 chars)

    Beautifully fully furnished (1st floor only) 2-bedroom, 2-bath, single-family home, fully remodeled from top to bottom. Features a brand-new kitchen, new flooring throughout. Includes driveway parking for 2 cars.

12. 2026-05-09
    historical 212-char remark

    Show marketing remark (212 chars)

    Beautifully fully furnished (1st floor only) 2-bedroom, 2-bath, single-family home, fully remodeled from top to bottom. Features a brand-new kitchen, new flooring throughout. Includes driveway parking for 2 cars.

13. 2026-05-04
    price $150,000 212-char remark

    Show marketing remark (212 chars)

    Beautifully fully furnished (1st floor only) 2-bedroom, 2-bath, single-family home, fully remodeled from top to bottom. Features a brand-new kitchen, new flooring throughout. Includes driveway parking for 2 cars.

14. 2026-04-23
    price $175,000 212-char remark

    Show marketing remark (212 chars)

    Beautifully fully furnished (1st floor only) 2-bedroom, 2-bath, single-family home, fully remodeled from top to bottom. Features a brand-new kitchen, new flooring throughout. Includes driveway parking for 2 cars.

15. 2026-04-12
    status Active 212-char remark

    Show marketing remark (212 chars)

    Beautifully fully furnished (1st floor only) 2-bedroom, 2-bath, single-family home, fully remodeled from top to bottom. Features a brand-new kitchen, new flooring throughout. Includes driveway parking for 2 cars.

16. 2026-04-10
    historical 212-char remark

    Show marketing remark (212 chars)

    Beautifully fully furnished (1st floor only) 2-bedroom, 2-bath, single-family home, fully remodeled from top to bottom. Features a brand-new kitchen, new flooring throughout. Includes driveway parking for 2 cars.

17. 2026-04-10
    listed $200,000 Active 212-char remark

    Show marketing remark (212 chars)

    Beautifully fully furnished (1st floor only) 2-bedroom, 2-bath, single-family home, fully remodeled from top to bottom. Features a brand-new kitchen, new flooring throughout. Includes driveway parking for 2 cars.

18. 2025-11-03
    price $100,000
19. 2024-08-02
    soldstatus $53,000 Closed
20. 2024-07-10
    status Pending
21. 2024-06-12
    status Active
22. 2024-06-12
    price $74,000
23. 2024-04-09
    status Pending
24. 2023-09-22
    listed $79,900 Active
25. 2019-07-05
    listed $19,900
26. 2017-04-27
    soldstatus $16,000
27. 2016-11-01
    listed $17,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,200
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$3,491
• Taxable income: $6,035
• Est. tax owed @ 24.0%: −$1,448
• After-tax cash flow: $6,138/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This fully remodeled single-family home features a new kitchen, bathrooms, and exterior, making it move-in ready with excellent curb appeal.

Value-add opportunities

• Both landscaping — improves curb appeal and adds value
• Resale upgrading appliances — attracts more buyers
• Resale upgrading fixtures — enhances home's appeal

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — improves curb appeal and adds value ↑
• Resale upgrading appliances — attracts more buyers ↑
• Resale upgrading fixtures — enhances home's appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Lake-Lehman SD
• NCES district ID: 4213020
• Math proficiency: 39% ▼ -6.00%
• Reading proficiency: 59% ▼ -5.00%
• Median HH income: $60,161
• Composite: 42.85/100
• National rank: #3129
• State rank: #176 of 539 in PA

Livability — Harveys Lake

• Score: 68/100
• State rank: #923
• US rank: #9992

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harveys Lake, PA
• City population: 3,583
• Population (ZIP): 3,583

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 17% Scotch-Irish 3% Subsaharan African 1%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 2% 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: ▲ 1.72%
• Current HPI: 314.2169
• 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

+605.9% since first listed

18 events — show timeline

• 2026-05-17 Price Changed $120,000 LCAR
• 2026-05-09 Relisted — LCAR
• 2026-05-09 Delisted — LCAR
• 2026-05-04 Price Changed $150,000 LCAR
• 2026-04-23 Price Changed $175,000 LCAR
• 2026-04-12 Relisted — LCAR
• 2026-04-10 Delisted — LCAR
• 2026-04-10 Listed $200,000 LCAR
• 2025-11-03 Price Changed $100,000 LCAR
• 2024-08-02 Sold (MLS) $53,000 LCAR
• 2024-07-10 Pending — LCAR
• 2024-06-12 Relisted — LCAR
• 2024-06-12 Price Changed $74,000 LCAR
• 2024-04-09 Pending — LCAR
• 2023-09-22 Listed $79,900 LCAR
• 2019-07-05 Listed $19,900 LCAR
• 2017-04-27 Sold (MLS) $16,000 LCAR
• 2016-11-01 Listed $17,000 LCAR