7 River St · Plymouth, PA 18651

$125,000

3 bd · 2.0 ba · 1,456 sqft · SingleFamily public records · 105 Days on market

Built 1925 3,325 sqft lot $86/sqft · 30% above area Est $96k · 30% over

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Why this score? — see what drove the D+ 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 +22.7/30.0
• DSCR +7.3/10.0
• 1% rule +6.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this 3 bedroom, 2 full bath home featuring convenient first floor and second floor bathrooms. Enjoy off street parking, a detached one-car garage, and additional shed for extra storage. A great opportunity offering comfort, functionality, and space both inside and out Schedule today don't delay!

Key facts

• Off street parking
• Additional shed
• 3,325 sq ft lot

Tags

• FIRST FLOOR BATHROOMS
• SECOND FLOOR BATHROOMS
• OFF STREET PARKING
• DETACHED ONE-CAR GARAGE
• ADDITIONAL SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#1,068 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: employment D, crime F, amenities 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.
• Zoned schools: State El Ctr (math 8% / reading 32%, grade F, #1,248 of 1,518 statewide, top 83%, 1,353 students, 100% FRL); Wyoming Valley West Ms (math 13% / reading 41%, grade F, #404 of 512 statewide, top 80%, 1,191 students, 100% FRL); Wyoming Valley West Shs (math 57% / reading 24%, grade F, #255 of 437 statewide, top 60%, 1,357 students, 100% FRL) — zoned schools average 100% FRL vs 56% district-wide (44 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 62 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $864 of loan paydown is wiped out by about $4k 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 105 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $34k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 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 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.12% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.40%
• DSCR: 1.33
• GRM: 7.5

CMA / ARV

• ARV (median comp): $95,864
• List price: $125,000
• Delta: 30.39%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Gaylord Ave	0.28mi	3/1.5	1,478 (+2%)	9mo	$154,500	$105	75
342 Phillips St	0.75mi	3/1.0	1,462 (+0%)	1mo	$155,000	$106	60
421 First St	0.61mi	3/1.0	1,484 (+2%)	8mo	$204,900	$138	58
103 Washington Ave	0.42mi	3/1.0	1,352 (-7%)	8mo	$180,000	$133	58
232 Nesbitt St	0.42mi	3/1.0	1,344 (-8%)	11mo	$124,900	$93	55
123 Academy St	0.49mi	3/2.0	1,589 (+9%)	9mo	$148,000	$93	54
366 Salsbury St	0.43mi	4/1.5 (+1)	1,612 (+11%)	6mo	$88,000	$55	50
1 Morgan Ter	0.68mi	3/1.0	1,323 (-9%)	2mo	$187,000	$141	47
358 Shawnee Ave	0.58mi	3/1.0	1,305 (-10%)	7mo	$137,000	$105	46
40 Kniffen St	0.55mi	3/2.0	1,265 (-13%)	9mo	$225,000	$178	46
330 Palmer St	0.45mi	2/1.0 (-1)	1,300 (-11%)	10mo	$34,000	$26	44
134 Reynolds St	0.68mi	2/1.0 (-1)	1,302 (-11%)	2mo	$150,000	$115	40

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: -8.3%
• Equity multiple: 0.70×
• Total profit: $-10,671
• Equity at exit: $18,638

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $3,264
• Equity at exit: $10,808

Cash invested: $35,000 (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 18651

• Home prices YoY: -11.5%
• Active inventory: 62
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,398 high
• Mortgage (P&I): −$656
• Tax from tax record: −$181 /mo · $2,171/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $149

Break-even live

Break-even rent $1,209

Max offer price $125,000

Occupancy floor 84%

Sensitivity live

Price	-10% $220	-5% $185	+0% $149	+5% $114	+10% $79
Rent	-10% $39	-5% $94	+0% $149	+5% $204	+10% $260
Rate	-1.0pp $212	-0.5pp $181	base $149	+0.5pp $117	+1.0pp $84

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48 E Shawnee Ave Plymouth, PA	3.0	1.0	1500	$1,250	$0.83	15d	1	0.32mi
210-212 Center Ave Plymouth, PA	3.0	1.0	1300	$1,200	$0.92	45d	1	0.41mi
338 W Shawnee Ave Plymouth, PA	2.0	1.5	945	$1,550	$1.64	15d	1	0.56mi
241 Gould St Plymouth, PA	2.0	1.0	985	$1,150	$1.17	23d	1	0.60mi
617 Fellows Ave Wilkes-Barre, PA	4.0	1.0	1100	$1,395	$1.27	15d	1	0.61mi
134 Blair St Plymouth, PA	3.0	1.0	1300	$1,300	$1.00	23d	1	0.80mi
463 2nd St Plymouth, PA	3.0	1.0	1250	$1,500	$1.20	45d	1	0.81mi
29 Franklin St Plymouth, PA	3.0	1.0	1426	$1,800	$1.26	15d	1	0.82mi
657 W Main St Plymouth, PA	3.0	1.0	1600	$1,700	$1.06	15d	1	0.88mi
535 W State St Plymouth, PA	3.0	1.0	1600	$1,500	$0.94	45d	1	0.93mi
18 North St Plymouth, PA	2.0	1.0	1200	$1,300	$1.08	15d	1	1.09mi
202 S Nesbitt St Unit 206 B Larksville, PA	3.0	1.0	1100	$1,500	$1.36	45d	1	1.20mi
100 Nesbitt St Unit 2 Larksville, PA	2.0	1.0	1200	$1,295	$1.08	45d	1	1.31mi
206 Nesbitt St Larksville, PA	3.0	1.0	980	$1,325	$1.35	45d	1	1.38mi
229 Nesbitt St Larksville, PA	3.0	1.0	1000	$1,250	$1.25	45d	1	1.39mi
1259 Sively St Wilkes-Barre, PA	3.0	1.0	1232	$1,550	$1.26	45d	1	1.48mi
27 Oak St Wilkes Barre, PA	3.0	1.5	1500	$1,700	$1.13	45d	1	1.50mi

Listing history 35 events

1. 2026-06-22
   days on market $125,000 Active 105 DOM
2. 2026-06-18
   days on market $125,000 Active 102 DOM
3. 2026-06-17
   days on market $125,000 Active 101 DOM
4. 2026-06-16
   days on market $125,000 Active 100 DOM
5. 2026-06-15
   days on market $125,000 Active 99 DOM
6. 2026-06-14
   days on market $125,000 Active 97 DOM
7. 2026-06-13
   days on market $125,000 Active 96 DOM
8. 2026-06-10
   days on market $125,000 Active 94 DOM
9. 2026-06-09
   days on market $125,000 Active 93 DOM
10. 2026-06-08
    days on market $125,000 Active 92 DOM
11. 2026-06-07
    days on market $125,000 Active 91 DOM
12. 2026-06-05
    days on market $125,000 Active 88 DOM
13. 2026-06-02
    days on market $125,000 Active 86 DOM
14. 2026-06-01
    days on market $125,000 Active 85 DOM
15. 2026-05-31
    days on market $125,000 Active 84 DOM
16. 2026-05-30
    days on market $125,000 Active 83 DOM
17. 2026-05-10
    status Active 306-char remark

    Show marketing remark (306 chars)

    Check out this 3 bedroom, 2 full bath home featuring convenient first floor and second floor bathrooms. Enjoy off street parking, a detached one-car garage, and additional shed for extra storage. A great opportunity offering comfort, functionality, and space both inside and out Schedule today don't delay!

18. 2026-05-07
    status Pending 306-char remark

    Show marketing remark (306 chars)

    Check out this 3 bedroom, 2 full bath home featuring convenient first floor and second floor bathrooms. Enjoy off street parking, a detached one-car garage, and additional shed for extra storage. A great opportunity offering comfort, functionality, and space both inside and out Schedule today don't delay!

19. 2026-05-04
    price $129,000 306-char remark

    Show marketing remark (306 chars)

    Check out this 3 bedroom, 2 full bath home featuring convenient first floor and second floor bathrooms. Enjoy off street parking, a detached one-car garage, and additional shed for extra storage. A great opportunity offering comfort, functionality, and space both inside and out Schedule today don't delay!

20. 2026-05-01
    status Active 306-char remark

    Show marketing remark (306 chars)

    Check out this 3 bedroom, 2 full bath home featuring convenient first floor and second floor bathrooms. Enjoy off street parking, a detached one-car garage, and additional shed for extra storage. A great opportunity offering comfort, functionality, and space both inside and out Schedule today don't delay!

21. 2026-04-26
    status Pending 306-char remark

    Show marketing remark (306 chars)

    Check out this 3 bedroom, 2 full bath home featuring convenient first floor and second floor bathrooms. Enjoy off street parking, a detached one-car garage, and additional shed for extra storage. A great opportunity offering comfort, functionality, and space both inside and out Schedule today don't delay!

22. 2026-04-07
    price $149,000 306-char remark

    Show marketing remark (306 chars)

    Check out this 3 bedroom, 2 full bath home featuring convenient first floor and second floor bathrooms. Enjoy off street parking, a detached one-car garage, and additional shed for extra storage. A great opportunity offering comfort, functionality, and space both inside and out Schedule today don't delay!

23. 2026-02-28
    listed $159,000 Active 306-char remark

    Show marketing remark (306 chars)

    Check out this 3 bedroom, 2 full bath home featuring convenient first floor and second floor bathrooms. Enjoy off street parking, a detached one-car garage, and additional shed for extra storage. A great opportunity offering comfort, functionality, and space both inside and out Schedule today don't delay!

24. 2025-09-26
    price $171,000
25. 2025-08-27
    price $174,000
26. 2025-08-12
    price $179,000
27. 2023-03-10
    soldstatus $153,000 Closed
28. 2023-03-09
    soldstatus $153,000
29. 2023-01-28
    status Pending
30. 2022-12-01
    price $150,000
31. 2022-10-03
    price $155,000
32. 2022-08-05
    listed $165,000 Active
33. 2021-09-21
    soldstatus $48,000
34. 2021-09-14
    soldstatus $48,000
35. 2021-08-11
    listed $40,000

ⓘ 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: $2,171 · $181/mo
• Projected year-2 tax: $2,171 · $181/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 8/10 Severe FEMA zone X · 78% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $16,774
• − Mortgage interest: −$7,002
• − Property taxes: −$2,171
• − Insurance: −$1,422
• − Repairs & maintenance: −$1,342
• − Management: −$1,342
• − Depreciation: −$3,636
• Taxable loss: −$142
• Est. tax savings @ 24.0%: +$34
• After-tax cash flow: $1,825/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 — Plymouth

• Score: 66/100
• State rank: #1068
• US rank: #12056

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plymouth, PA
• Population (ZIP): 8,672

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 10% Black 5% Two or more races 4%
• Hispanic origin (detail): Mexican 3% Dominican 5%
• Common ancestry: Romanian 19% Scotch-Irish 2% Iranian 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 7% Other Indo-European 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: ▼ -29.78%
• Current HPI: 229.6791
• 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

+222.5% since first listed

19 events — show timeline

• 2026-05-10 Relisted — LCAR
• 2026-05-07 Pending — LCAR
• 2026-05-04 Price Changed $129,000 LCAR
• 2026-05-01 Relisted — LCAR
• 2026-04-26 Pending — LCAR
• 2026-04-07 Price Changed $149,000 LCAR
• 2026-02-28 Listed $159,000 LCAR
• 2025-09-26 Price Changed $171,000 LCAR
• 2025-08-27 Price Changed $174,000 LCAR
• 2025-08-12 Price Changed $179,000 LCAR
• 2023-03-10 Sold (MLS) $153,000 LCAR
• 2023-03-09 Sold (Public Records) $153,000 Public Records
• 2023-01-28 Pending — LCAR
• 2022-12-01 Price Changed $150,000 LCAR
• 2022-10-03 Price Changed $155,000 LCAR
• 2022-08-05 Listed $165,000 LCAR
• 2021-09-21 Sold (Public Records) $48,000 Public Records
• 2021-09-14 Sold (MLS) $48,000 LCAR
• 2021-08-11 Listed $40,000 LCAR

Property tax history

+2.2%/yr

Latest (2026): $2,171 · +1.8% YoY. Source: county tax records.