319 Newport St · Newport, PA 18617

$144,900

3 bd · 1.0 ba · 1,848 sqft · SingleFamily public records · 48 Days on market

Built 1930 $78/sqft · 7% above area Est $135k · 7% over

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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).

• Cash flow +18.0/30.0
• Appreciation +7.8/10.0
• DSCR +5.7/10.0
• 1% rule +4.8/10.0
• ARV discount +4.2/15.0
• 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

Beautifully maintained home 4 nice size Bedrooms & 1 Full Bath. . Quiet street, and above ground pool. . Move in ready! This is a beautiful home Call today !!1

Key facts

• Garage
• Listed 48 days

Property features AI

Finance

• Financial info: Annual property tax reported

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water service; Public sewer service
• Home design: Single-family residence; Two stories
• Construction: Aluminum siding
• Exterior features: Residential zoning; Public water; Public sewer

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Oil heating with baseboard radiators
• Interior features: Partially finished basement; Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $125 ($2k/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 $142k (2.1% below list).
• Recommended offer: $141k (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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k 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 $41k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $25k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $112k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,553 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1930 — 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: 0.98% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.71%
• DSCR: 1.17
• GRM: 8.5

CMA / ARV

• ARV (median comp): $135,138
• List price: $144,900
• Delta: 7.22%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
146 Railroad St	0.30mi	3/1.0	2,037 (+10%)	11mo	$166,000	$81	60
8 Chestnut St	0.54mi	3/1.0	1,806 (-2%)	16mo	$40,000	$22	58
5 Orchard St	0.54mi	3/2.0	1,743 (-6%)	11mo	$172,500	$99	52

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: 17.4%
• Equity multiple: 2.14×
• Total profit: $46,249
• Equity at exit: $87,269

10-year hold

• IRR: 17.3%
• Equity multiple: 4.23×
• Total profit: $130,862
• Equity at exit: $155,060

Cash invested: $40,572 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,418 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$175 /mo · $2,096/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $125

Break-even live

Break-even rent $1,259

Max offer price $144,900

Occupancy floor 86%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 W Main St Glen Lyon, PA	4.0	1.0	2000	$1,650	$0.82	14d	1	0.67mi
34 Arch St Glen Lyon, PA	3.0	2.0	1600	$1,250	$0.78	14d	1	0.91mi
34 Arch St Unit 1 Glen Lyon, PA	3.0	2.0	1600	$1,250	$0.78	44d	1	0.91mi

Listing history 21 events

1. 2026-06-18
   days on market $144,900 Active 48 DOM
2. 2026-06-17
   days on market $144,900 Active 47 DOM
3. 2026-06-16
   days on market $144,900 Active 46 DOM
4. 2026-06-15
   days on market $144,900 Active 45 DOM
5. 2026-06-14
   days on market $144,900 Active 43 DOM
6. 2026-06-13
   pricedays on market $144,900 Active 42 DOM
7. 2026-06-10
   days on market $149,900 Active 40 DOM
8. 2026-06-09
   days on market $149,900 Active 39 DOM
9. 2026-06-08
   days on market $149,900 Active 38 DOM
10. 2026-06-07
    days on market $149,900 Active 37 DOM
11. 2026-06-05
    days on market $149,900 Active 34 DOM
12. 2026-06-02
    days on market $149,900 Active 32 DOM
13. 2026-06-01
    days on market $149,900 Active 31 DOM
14. 2026-05-31
    days on market $149,900 Active 30 DOM
15. 2026-05-30
    days on market $149,900 Active 29 DOM
16. 2026-05-13
    price $159,900 237-char remark
17. 2026-05-01
    listed $169,900 Active 237-char remark
18. 2021-08-23
    soldstatus $112,000
19. 2019-06-20
    soldstatus $106,000
20. 2019-05-20
    soldstatus $106,000 168-char remark

    Show marketing remark (168 chars)

    Beautifully maintained home 4 nice size Bedrooms & 1 Full Bath. . Quiet street, and above ground pool. . Move in ready! This is a beautiful home Call today !!1

21. 2018-11-23
    listed $117,500 168-char remark

    Show marketing remark (168 chars)

    Beautifully maintained home 4 nice size Bedrooms & 1 Full Bath. . Quiet street, and above ground pool. . Move in ready! This is a beautiful home Call today !!1

ⓘ 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: $2,096 · $175/mo
• Projected year-2 tax: $2,193 · $183/mo
• Expected delta: +$97/yr (+$8/mo · 4.6%)

ⓘ 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 · 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: $17,018
• − Mortgage interest: −$8,117
• − Property taxes: −$2,096
• − Insurance: −$724
• − Repairs & maintenance: −$1,361
• − Management: −$1,361
• − Depreciation: −$4,215
• Taxable loss: −$857
• Est. tax savings @ 24.0%: +$206
• After-tax cash flow: $1,711/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

+23.3% since first listed

8 events — show timeline

• 2026-06-10 Price Changed $144,900 LCAR
• 2026-05-21 Price Changed $149,900 LCAR
• 2026-05-13 Price Changed $159,900 LCAR
• 2026-05-01 Listed $169,900 LCAR
• 2021-08-23 Sold (Public Records) $112,000 Public Records
• 2019-06-20 Sold (Public Records) $106,000 Public Records
• 2019-05-20 Sold (MLS) $106,000 LCAR
• 2018-11-23 Listed $117,500 LCAR

Property tax history

+3.1%/yr

Latest (2026): $2,096 · +9.9% YoY. Source: county tax records.