247 W Hazard St · Summit Hill, PA 18250

$79,900

3 bd · 1.5 ba · 900 sqft · Townhouse public records · 95 Days on market

Built 1906 1,873 sqft lot $89/sqft · 13% below area Est $92k · 13% 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 +28.6/30.0
• ARV discount +13.5/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the borough of Summit Hill, this 2-bedroom, 1½-bath home offers a great opportunity for buyers looking to add their personal touch. The property has been cleaned and is livable, while still offering room for updates and improvements. As you enter the home, you’ll find a spacious living room that leads into the main living areas, providing a functional layout for everyday living. The kitchen offers practical space with potential for future upgrades. Upstairs, the two bedrooms provide comfortable living space with natural light. There is also an attic that offers additional space and potential for a variety of uses, such as storage, a home office, or possibly an additional bedroom. A basement provides extra storage and utility space. Conveniently located near local shops, schools, and major routes, this property presents a great opportunity for homeowners or investors looking for a property with potential in a convenient location.

Key facts

• Built 1906
• Listed 95 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $80k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#953 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: employment C-, schools D, amenities F.
• Panther Valley SD (rural): math 14% / reading 35% proficiency, ranked #477 of 539 in PA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 12 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 180 units permitted in Carbon County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Carbon County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 10.24%
• Cash-on-cash: 14.09%
• DSCR: 1.63
• GRM: 6.0

CMA / ARV

• ARV (median comp): $92,190
• List price: $79,900
• Delta: -13.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
448 E Kline Ave	0.47mi	2/1.0 (-1)	862 (-4%)	9mo	$57,000	$66	57
312 E Abbott St	0.39mi	3/1.0	1,020 (+13%)	5mo	$72,500	$71	54
16 E Kline Ave	0.48mi	2/2.0 (-1)	941 (+5%)	12mo	$80,000	$85	53
26 E Abbott St	0.44mi	3/1.0	985 (+9%)	14mo	$62,000	$63	50
14 Bertsch St W	0.54mi	4/1.0 (+1)	912 (+1%)	22mo	$95,700	$105	47
226 E Snyder Ave	0.57mi	2/1.0 (-1)	836 (-7%)	10mo	$56,000	$67	46
19 Walnut St	0.58mi	2/1.0 (-1)	1,000 (+11%)	8mo	$52,600	$53	41
12 Bertsch St W	0.54mi	3/1.0	1,003 (+11%)	20mo	$60,000	$60	37
11 E Bertsch St	0.56mi	3/1.0	986 (+10%)	24mo	$51,500	$52	36

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: 4.4%
• Equity multiple: 1.17×
• Total profit: $3,840
• Equity at exit: $11,913

10-year hold

• IRR: 14.0%
• Equity multiple: 2.12×
• Total profit: $25,118
• Equity at exit: $6,908

Cash invested: $22,372 (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 18250

• Home prices YoY: -7.1%
• Active inventory: 12
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,114 high
• Mortgage (P&I): −$419
• Tax from tax record: −$165 /mo · $1,980/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $263

Break-even live

Break-even rent $781

Max offer price $79,900

Occupancy floor 71%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 N Oak St Unit 2 Summit Hill, PA	3.0	1.0	940	$1,250	$1.33	43d	1	0.36mi
214 N Oak St Unit 2 Summit Hill, PA	3.0	1.0	940	$1,250	$1.33	19d	1	0.36mi
214 N Oak St Summit Hill, PA	3.0	1.0	940	$1,250	$1.33	2d	1	0.36mi
214 N Oak St Unit 2 Summit Hill, PA	3.0	1.0	940	$1,200	$1.28	2d	1	0.36mi
201 E Kline Ave Apt 3 Lansford, PA	2.0	1.0	850	$800	$0.94	2d	1	0.42mi
546 E Kline Ave Lansford, PA	3.0	1.0	1000	$900	$0.90	2d	1	0.51mi
4 Spring Garden St Apt 2 Lansford, PA	2.0	1.0	850	$875	$1.03	14d	1	0.52mi
233 E Ridge St Lansford, PA	2.0	1.0	850	$900	$1.06	14d	1	0.53mi
242 E Holland St Summit Hill, PA	2.0	1.0	806	$1,100	$1.36	2d	1	0.54mi
149 W Ridge St Unit 2b Lansford, PA	2.0	1.0	875	$1,325	$1.51	23d	1	0.69mi
149 W Ridge St Unit 1A Lansford, PA	2.0	1.0	930	$1,350	$1.45	23d	1	0.69mi
215 E High St Coaldale, PA	3.0	1.0	1000	$1,000	$1.00	21d	1	1.35mi
126 E High St Coaldale, PA	4.0	1.5	1000	$1,200	$1.20	14d	1	1.41mi

Listing history 17 events

1. 2026-06-18
   days on market $79,900 Active 95 DOM
2. 2026-06-17
   days on market $79,900 Active 94 DOM
3. 2026-06-16
   days on market $79,900 Active 93 DOM
4. 2026-06-15
   days on market $79,900 Active 92 DOM
5. 2026-06-14
   days on market $79,900 Active 90 DOM
6. 2026-06-13
   days on market $79,900 Active 89 DOM
7. 2026-06-10
   days on market $79,900 Active 87 DOM
8. 2026-06-09
   days on market $79,900 Active 86 DOM
9. 2026-06-08
   days on market $79,900 Active 85 DOM
10. 2026-06-07
    days on market $79,900 Active 84 DOM
11. 2026-06-05
    days on market $79,900 Active 81 DOM
12. 2026-06-03
    days on market $79,900 Active 80 DOM
13. 2026-06-02
    days on market $79,900 Active 79 DOM
14. 2026-06-01
    days on market $79,900 Active 78 DOM
15. 2026-05-31
    days on market $79,900 Active 77 DOM
16. 2026-05-31
    days on market $79,900 Active 76 DOM
17. 2026-03-15
    listed $79,900 Active 966-char remark

    Show marketing remark (966 chars)

    Located in the borough of Summit Hill, this 2-bedroom, 1½-bath home offers a great opportunity for buyers looking to add their personal touch. The property has been cleaned and is livable, while still offering room for updates and improvements. As you enter the home, you’ll find a spacious living room that leads into the main living areas, providing a functional layout for everyday living. The kitchen offers practical space with potential for future upgrades. Upstairs, the two bedrooms provide comfortable living space with natural light. There is also an attic that offers additional space and potential for a variety of uses, such as storage, a home office, or possibly an additional bedroom. A basement provides extra storage and utility space. Conveniently located near local shops, schools, and major routes, this property presents a great opportunity for homeowners or investors looking for a property with potential in a convenient location.

ⓘ 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: $1,980 · $165/mo
• Projected year-2 tax: $1,980 · $165/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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,367
• − Mortgage interest: −$4,476
• − Property taxes: −$1,980
• − Insurance: −$400
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$2,324
• Taxable income: $2,049
• Est. tax owed @ 24.0%: −$492
• After-tax cash flow: $2,661/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: Panther Valley SD
• NCES district ID: 4218450
• Math proficiency: 14% ▼ -7.00%
• Reading proficiency: 35% ▼ -14.00%
• Median HH income: $36,914
• Composite: 20.31/100
• National rank: #8613
• State rank: #477 of 539 in PA

Livability — Summit Hill

• Score: 67/100
• State rank: #953
• US rank: #10454

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Summit Hill, PA
• City population: 3,128
• Population (ZIP): 3,128

Population outlook (Carbon County) Hauer SSP2

• Today (2025): 61,643 people
• By 2030: 59,840 · -2.9%
• By 2040: 55,413 · -10.1%
• By 2050: 50,843 · -17.5%
• By 2075: 43,326 · -29.7%
• By 2100: 37,126 · -39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 12% Hispanic / Latino 9%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 5% Iranian 3% Scotch-Irish 3%
• Foreign-born: 0%
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Carbon

• 2024 margin: Solid R (+34.8) · D 32.2% · R 67.0%
• 2008→2024 swing: -36.7pp toward R · 2008: 1.9pp · 2024: -34.8pp
• All cycles: 2024: R+34.8 2020: R+32.0 2016: R+34.1 2012: R+6.9 2008: D+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -14.90%
• Current HPI: 193.8372
• 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

1 event — show timeline

• 2026-03-15 Listed $79,900 GLVRMLS

Property tax history

+2.2%/yr

Latest (2026): $1,980 · +3.7% YoY. Source: county tax records.