110 Hemlock St · Sugar Notch, PA 18706

$102,000

2 bd · 2.0 ba · 1,158 sqft · SingleFamily public records · 9 Days on market

Built 1935 2,178 sqft lot $88/sqft · 34% below area Est $140k · 27% under

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Why this score? — see what drove the B+ 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
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come check out this cozy 2 bedroom, 2 bath starter home or rental property located on a quiet street. Easy acress to the interstate. This property offers off street parking, nice front porch and1st floor laundry.

Key facts

• Off street parking
• Front porch
• 1st floor laundry

Tags

• OFF STREET PARKING
• FRONT PORCH
• 1ST FLOOR LAUNDRY

Property features AI

Finance

• Other: Living area 1,053 (above grade finished area 1,053); Land value listed

Exterior

• Parking: Driveway; Private parking; On-street parking
• Utilities: Public water; Public sewer; Electricity connected (100 Amp service); Water connected; Sewer connected
• Home design: Single-family residence; Residential property; Built in 1935; Corner lot; City street frontage; Asphalt road surface
• Construction: Asbestos construction materials; Block and stone foundation; Shingle roof
• Exterior features: Porch; Other exterior features

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms (one with wood flooring)
• Flooring: Carpet; Wood; Vinyl
• Bathrooms: 2 full bathrooms; One bathroom includes laundry area
• Heating & cooling: Steam heating; Window unit(s) for cooling
• Interior features: See remarks; Crawl opening to attic; Concrete unfinished basement
• Laundry & utility: Washer/Dryer; Main-level laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $102k.

Deal economics

• At list price, monthly cash flow is $649 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $102k).

Location & tenants

• Location reads 67/100 on livability (#931 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Hanover Area SD (suburban): math 19% / reading 25% proficiency, ranked #484 of 539 in PA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 81 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).
• This rent runs 35% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $705 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y 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 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $102,000

Questions for the listing agent

1. Built in 1935 — 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: 1.67% ✓
• Cap rate: 13.93%
• Cash-on-cash: 27.29%
• DSCR: 2.21
• GRM: 5.0

CMA / ARV

• ARV (median comp): $140,000
• List price: $102,000
• Delta: -27.14%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Oak St	0.09mi	3/1.0 (+1)	1,250 (+8%)	3mo	$140,000	$112	71
120 Hemlock St	0.02mi	3/1.5 (+1)	1,275 (+10%)	15mo	$75,000	$59	63
217 Freed St	0.10mi	3/1.0 (+1)	1,315 (+14%)	3mo	$105,000	$80	61

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.3%
• Equity multiple: 1.87×
• Total profit: $24,855
• Equity at exit: $15,209

10-year hold

• IRR: 29.4%
• Equity multiple: 3.63×
• Total profit: $74,989
• Equity at exit: $8,819

Cash invested: $28,560 (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 18706

• Active inventory: 81
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,705 high
• Mortgage (P&I): −$535
• Tax from tax record: −$120 /mo · $1,443/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $649

Break-even live

Break-even rent $883

Max offer price $102,000

Occupancy floor 57%

Sensitivity live

Price	-10% $707	-5% $678	+0% $649	+5% $621	+10% $592
Rent	-10% $515	-5% $582	+0% $649	+5% $717	+10% $784
Rate	-1.0pp $701	-0.5pp $675	base $649	+0.5pp $623	+1.0pp $596

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: $25,500
• Closing costs: $3,060
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
735 Main St Apt 2 Sugar Notch, PA	3.0	2.0	1400	$2,100	$1.50	44d	1	0.07mi
735 Main St Apt 2 Sugar Notch, PA	3.0	2.0	1400	$1,800	$1.29	21d	1	0.07mi
320 South St Wilkes-Barre, PA	3.0	1.0	1200	$1,400	$1.17	44d	1	1.22mi
221 Bauer St Hanover Township, PA	3.0	1.0	1375	$1,600	$1.16	21d	1	1.26mi
221 Bauer St Hanover Township, PA	3.0	1.0	1200	$1,600	$1.33	44d	1	1.26mi

Listing history 12 events

1. 2026-05-04
   status Pending 212-char remark
2. 2026-05-03
   status Pending 212-char remark

   Show marketing remark (212 chars)

   Come check out this cozy 2 bedroom, 2 bath starter home or rental property located on a quiet street. Easy acress to the interstate. This property offers off street parking, nice front porch and1st floor laundry.

3. 2026-04-24
   listed $102,000 Active 212-char remark

   Show marketing remark (212 chars)

   Come check out this cozy 2 bedroom, 2 bath starter home or rental property located on a quiet street. Easy acress to the interstate. This property offers off street parking, nice front porch and1st floor laundry.

4. 2026-04-24
   listed $102,000 Active 212-char remark

   Show marketing remark (212 chars)

   Come check out this cozy 2 bedroom, 2 bath starter home or rental property located on a quiet street. Easy acress to the interstate. This property offers off street parking, nice front porch and1st floor laundry.

5. 2024-09-18
   soldstatus $89,400
6. 2024-09-16
   soldstatus $89,400 Closed

   Show marketing remark (367 chars)

   Come check out this lovely 2 bedroom, 2 bathroom home on a quiet street in Sugar Notch. Located minutes from the Interstate . Amenities include off street parking, nice front porch, 1st floor laundry. Great starter home, or for someone looking to downsize. Would also make a great rental property. Schedule your showing today, as this one will not be around for long.

7. 2024-08-12
   status Pending

   Show marketing remark (367 chars)

   Come check out this lovely 2 bedroom, 2 bathroom home on a quiet street in Sugar Notch. Located minutes from the Interstate . Amenities include off street parking, nice front porch, 1st floor laundry. Great starter home, or for someone looking to downsize. Would also make a great rental property. Schedule your showing today, as this one will not be around for long.

8. 2024-07-27
   listed $99,000 Active

   Show marketing remark (367 chars)

   Come check out this lovely 2 bedroom, 2 bathroom home on a quiet street in Sugar Notch. Located minutes from the Interstate . Amenities include off street parking, nice front porch, 1st floor laundry. Great starter home, or for someone looking to downsize. Would also make a great rental property. Schedule your showing today, as this one will not be around for long.

9. 2023-09-27
   soldstatus $50,000
10. 2014-12-03
    soldstatus $20,000
11. 2014-11-28
    soldstatus $20,000
12. 2014-05-07
    listed $29,900

ⓘ 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: $1,443 · $120/mo
• Projected year-2 tax: $1,527 · $127/mo
• Expected delta: +$85/yr (+$7/mo · 5.9%)

ⓘ 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 4/10 Moderate 7 d/yr ≥94°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,461
• − Mortgage interest: −$5,714
• − Property taxes: −$1,443
• − Insurance: −$510
• − Repairs & maintenance: −$1,637
• − Management: −$1,637
• − Depreciation: −$2,967
• Taxable income: $6,554
• Est. tax owed @ 24.0%: −$1,573
• After-tax cash flow: $6,220/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: Hanover Area SD
• NCES district ID: 4211420
• Math proficiency: 19% ▼ -3.00%
• Reading proficiency: 25% ▼ -21.00%
• Median HH income: $40,015
• Composite: 18.6/100
• National rank: #8903
• State rank: #484 of 539 in PA

Livability — Sugar Notch

• Score: 67/100
• State rank: #931
• US rank: #10128

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sugar Notch, PA
• County: Luzerne County · 118,885 people
• Metro: Scranton--Wilkes-Barre, PA
• Population (ZIP): 16,387
• Household income: $58,558
• Rent vs Own: 33.7% rent · 66.3% own
• Severe rent burden: 568.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 17% Two or more races 11% Black 3%
• Hispanic origin (detail): Puerto Rican 9% Dominican 4%
• Common ancestry: Romanian 18% Scotch-Irish 3% Subsaharan African 1%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Asian/Pacific 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: ▼ -150.02%
• Current HPI: 196.19
• 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

+241.1% since first listed

12 events — show timeline

• 2026-05-04 Pending — GSBR as distributed by MLS GRID
• 2026-05-03 Pending — LCAR
• 2026-04-24 Listed $102,000 LCAR
• 2026-04-24 Listed $102,000 GSBR as distributed by MLS GRID
• 2024-09-18 Sold (Public Records) $89,400 Public Records
• 2024-09-16 Sold (MLS) $89,400 LCAR
• 2024-08-12 Pending — LCAR
• 2024-07-27 Listed $99,000 LCAR
• 2023-09-27 Sold (Public Records) $50,000 Public Records
• 2014-12-03 Sold (Public Records) $20,000 Public Records
• 2014-11-28 Sold (MLS) $20,000 LCAR
• 2014-05-07 Listed $29,900 LCAR

Property tax history

+5.8%/yr

Latest (2026): $1,443 · +0.3% YoY. Source: county tax records.