75 Green St · Edwardsville, PA 18704

$169,000

3 bd · 2.5 ba · 1,722 sqft · SingleFamily public records · 34 Days on market

Built 1900 2,310 sqft lot $98/sqft · at area comps Est $233k · 27% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +14.4/30.0
• DSCR +4.4/10.0
• 1% rule +4.2/10.0
• 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

Three bedroom, three bathroom home featuring an updated kitchen with granite countertops and stainless steel appliances. Large rooms on first floor with tile and laminate flooring. Partially finished basement with hot tub. Wood burning fireplaces. Fenced in back yard has an inground pool.

Key facts

• Hot tub
• Updated kitchen
• Granite countertops

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• PARTIALLY FINISHED BASEMENT
• HOT TUB
• WOOD BURNING FIREPLACES

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $35 ($420/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 $155k (8.1% below list).
• Recommended offer: $155k (8.1% below list) — sets the bar for 1% rule.

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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,233 (8.1% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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?
5. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.89%
• DSCR: 1.04
• GRM: 9.1

CMA / ARV

• ARV (median comp): $232,983
• List price: $169,000
• Delta: -27.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
249 Hillside Ave	0.28mi	3/1.5	1,680 (-2%)	1mo	$95,000	$57	78
105 Hillside Ave	0.10mi	3/1.5	1,550 (-10%)	1mo	$180,000	$116	74
214 Chestnut Ave	0.50mi	3/2.5	1,728 (+0%)	3mo	$243,000	$141	74
306 Cardinal Dr	0.37mi	3/1.5	1,804 (+5%)	3mo	$292,000	$162	68
41 Church St	0.11mi	3/1.5	1,520 (-12%)	4mo	$189,000	$124	68
13 Laurel St	0.42mi	3/2.0	1,657 (-4%)	7mo	$200,000	$121	66
178 Hillside Ave	0.20mi	3/2.0	1,950 (+13%)	7mo	$220,000	$113	61
107 Page Ave	0.39mi	4/2.0 (+1)	1,839 (+7%)	6mo	$184,000	$100	58
311 Oriole Dr	0.43mi	3/1.5	1,904 (+11%)	7mo	$232,900	$122	53
246 Pringle St	0.63mi	3/1.5	1,632 (-5%)	7mo	$225,000	$138	52
52 Williams St	0.45mi	4/1.0 (+1)	1,560 (-9%)	1mo	$200,000	$128	51
45 Hoyt St	0.71mi	4/2.5 (+1)	1,900 (+10%)	8mo	$390,000	$205	38

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: -13.0%
• Equity multiple: 0.52×
• Total profit: $-22,500
• Equity at exit: $25,198

10-year hold

• IRR: -1.6%
• Equity multiple: 0.88×
• Total profit: $-5,453
• Equity at exit: $14,612

Cash invested: $47,320 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,552 high
• Mortgage (P&I): −$886
• Tax from tax record: −$235 /mo · $2,816/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $35

Break-even live

Break-even rent $1,508

Max offer price $169,000

Occupancy floor 93%

Sensitivity live

Price	-10% $131	-5% $83	+0% $35	+5% $-13	+10% $-61
Rent	-10% $-88	-5% $-26	+0% $35	+5% $96	+10% $158
Rate	-1.0pp $120	-0.5pp $78	base $35	+0.5pp $-9	+1.0pp $-53

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
570 Main St Edwardsville, PA	2.0	1.0	1100	$1,180	$1.07	44d	1	0.09mi
9-10 Meyers Ct Kingston, PA	3.0	1.0	1250	$1,500	$1.20	21d	1	0.29mi
58 Jackson St Kingston, PA	4.0	2.0	1600	$2,000	$1.25	44d	1	0.31mi
182 Roosevelt St Kingston, PA	2.0	1.0	1152	$1,625	$1.41	14d	1	0.35mi
104 Meyers St Kingston, PA	3.0	1.0	1200	$1,495	$1.25	44d	1	0.39mi
36 Pulaski St Kingston, PA	3.0	2.0	1432	$1,600	$1.12	14d	1	0.44mi
41 Pulaski St Kingston, PA	3.0	1.5	1292	$1,450	$1.12	21d	1	0.46mi
27 Penn St Kingston, PA	3.0	1.5	1225	$1,550	$1.27	21d	1	0.50mi
27 1/2 Penn St Kingston, PA	3.0	1.0	1200	$1,400	$1.17	44d	1	0.54mi
109 Penn St Unit 1 Kingston, PA	3.0	1.0	1200	$1,400	$1.17	14d	1	0.54mi
109 Penn St Kingston, PA	3.0	1.0	1200	$1,400	$1.17	44d	1	0.54mi
41 Main St Kingston, PA	3.0	1.0	1350	$1,400	$1.04	21d	1	0.61mi
79 Washington St Kingston, PA	4.0	1.5	1800	$1,750	$0.97	14d	1	0.61mi
238 Rutter Ave Kingston, PA	2.0	1.0	1200	$1,050	$0.88	44d	1	0.76mi
365 N Maple Ave Kingston, PA	3.0	1.0	1600	$1,400	$0.88	21d	1	0.77mi
47 Price St Apt 2 Kingston, PA	2.0	1.0	1200	$1,200	$1.00	44d	1	0.90mi
20 N Loveland Ave Kingston, PA	3.0	2.0	1400	$1,775	$1.27	14d	1	0.95mi
200 Gateway Dr Kingston, PA	1.0–3.0	1.0–2.0	1130	$3,219	$2.85	14d	1	1.01mi
54 Butler St Kingston, PA	4.0	2.5	2174	$2,000	$0.92	44d	1	1.05mi
147 W Dorrance St Kingston, PA	3.0	1.5	2000	$1,900	$0.95	21d	1	1.11mi
27 S Gates Ave Kingston, PA	3.0	2.0	1200	$1,750	$1.46	21d	1	1.12mi
6 Gershom Pl Kingston, PA	2.0	2.5	2000	$2,350	$1.18	44d	1	1.21mi
100 Nesbitt St Unit 2 Larksville, PA	2.0	1.0	1200	$1,295	$1.08	44d	1	1.33mi
73 2nd Ave Kingston, PA	2.0	1.0	1200	$950	$0.79	21d	1	1.35mi
400 N Gates Ave Unit 1 Kingston, PA	2.0	2.0	1198	$1,300	$1.09	44d	1	1.36mi
202 S Nesbitt St Unit 206 B Larksville, PA	3.0	1.0	1100	$1,500	$1.36	44d	1	1.38mi
115 1st Ave Unit 115 Kingston, PA	3.0	1.0	1200	$1,495	$1.25	14d	1	1.43mi
40 N Dawes Ave Kingston, PA	3.0	1.5	1450	$1,800	$1.24	21d	1	1.46mi
98 E Walnut St Kingston, PA	3.0	1.0	1280	$1,500	$1.17	21d	1	1.48mi

Listing history 9 events

1. 2026-05-11
   status Pending 289-char remark

   Show marketing remark (289 chars)

   Three bedroom, three bathroom home featuring an updated kitchen with granite countertops and stainless steel appliances. Large rooms on first floor with tile and laminate flooring. Partially finished basement with hot tub. Wood burning fireplaces. Fenced in back yard has an inground pool.

2. 2026-05-05
   price $169,000 289-char remark

   Show marketing remark (289 chars)

   Three bedroom, three bathroom home featuring an updated kitchen with granite countertops and stainless steel appliances. Large rooms on first floor with tile and laminate flooring. Partially finished basement with hot tub. Wood burning fireplaces. Fenced in back yard has an inground pool.

3. 2026-05-04
   status Active 289-char remark

   Show marketing remark (289 chars)

   Three bedroom, three bathroom home featuring an updated kitchen with granite countertops and stainless steel appliances. Large rooms on first floor with tile and laminate flooring. Partially finished basement with hot tub. Wood burning fireplaces. Fenced in back yard has an inground pool.

4. 2026-04-24
   status Pending 289-char remark

   Show marketing remark (289 chars)

   Three bedroom, three bathroom home featuring an updated kitchen with granite countertops and stainless steel appliances. Large rooms on first floor with tile and laminate flooring. Partially finished basement with hot tub. Wood burning fireplaces. Fenced in back yard has an inground pool.

5. 2026-03-28
   listed $174,000 Active 289-char remark

   Show marketing remark (289 chars)

   Three bedroom, three bathroom home featuring an updated kitchen with granite countertops and stainless steel appliances. Large rooms on first floor with tile and laminate flooring. Partially finished basement with hot tub. Wood burning fireplaces. Fenced in back yard has an inground pool.

6. 2022-06-30
   soldstatus $430,000
7. 2016-08-05
   soldstatus $77,500
8. 2016-08-04
   soldstatus $77,500 178-char remark

   Show marketing remark (178 chars)

   This house is fully loaded featuring an in-ground pool, hot tub, 3 fireplaces, master bedroom w/ fireplace & skylights & much more. Home Warranty Included! Zoned R-2.

9. 2016-04-25
   listed $79,900 178-char remark

   Show marketing remark (178 chars)

   This house is fully loaded featuring an in-ground pool, hot tub, 3 fireplaces, master bedroom w/ fireplace & skylights & much more. Home Warranty Included! Zoned R-2.

ⓘ 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: $2,816 · $235/mo
• Projected year-2 tax: $2,816 · $235/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 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: $18,628
• − Mortgage interest: −$9,467
• − Property taxes: −$2,816
• − Insurance: −$845
• − Repairs & maintenance: −$1,490
• − Management: −$1,490
• − Depreciation: −$4,916
• Taxable loss: −$2,397
• Est. tax savings @ 24.0%: +$575
• After-tax cash flow: $995/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

+111.5% since first listed

9 events — show timeline

• 2026-05-11 Pending — LCAR
• 2026-05-05 Price Changed $169,000 LCAR
• 2026-05-04 Relisted — LCAR
• 2026-04-24 Pending — LCAR
• 2026-03-28 Listed $174,000 LCAR
• 2022-06-30 Sold (Public Records) $430,000 Public Records
• 2016-08-05 Sold (Public Records) $77,500 Public Records
• 2016-08-04 Sold (MLS) $77,500 LCAR
• 2016-04-25 Listed $79,900 LCAR

Property tax history

+2.3%/yr

Latest (2026): $2,816 · +5.4% YoY. Source: county tax records.