128 Franklin St · Dallas, PA 18612

$190,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 13 Days on market

Built 1928 2.00 ac lot $152/sqft · 12% below area Est $230k · 17% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• Schools +4.8/10.0
• DSCR +4.4/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cozy home for sale in the heart of Dallas with a long history in the back mountain. Family owned the Dallas General Store and ran a farm on the 2.23 acres of land. The home stands on a lot that connects to a second lot at the top of the hill being sold together. Recently surveyed look for the pink ribbon on the stakes. Currently tenant occupied, tenant would like to stay, no current lease, rent

Key facts

• Recently surveyed
• 2.23 acres of land
• 2 acre lot

Tags

• 2.23 ACRES OF LAND
• CONNECTS TO A SECOND LOT
• RECENTLY SURVEYED

Property features AI

Exterior

• Parking: Attached garage (2 spaces)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Block, vinyl siding, and wood siding exterior
• Exterior features: Wooded lot; Shared driveway

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Oil baseboard heating
• Interior features: Eat-in kitchen; Fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

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 $163k (14.2% below list).
• Recommended offer: $163k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.7% in Dallas — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#393 in PA, #3,573 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Dallas SD (suburban): math 47% / reading 64% proficiency, ranked #97 of 539 in PA (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 86 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $6k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $163,019 (14.2% below list)

Questions for the listing agent

1. Built in 1928 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.86% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.79%
• DSCR: 1.04
• GRM: 9.7

CMA / ARV

• ARV (median comp): $230,168
• List price: $190,000
• Delta: -17.45%
• 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
203 Huntsville Rd	0.15mi	2/1.0 (-1)	1,255 (+1%)	6mo	$222,000	$177	82
162 Main St	0.18mi	3/1.5	1,205 (-3%)	13mo	$246,400	$204	74
2552 Pa-309	0.31mi	2/1.5 (-1)	1,257 (+1%)	8mo	$197,500	$157	71
65 Park St	0.34mi	4/1.0 (+1)	1,278 (+2%)	6mo	$200,000	$156	70
118 Monroe Ave	0.56mi	3/1.0	1,250 (+0%)	5mo	$195,000	$156	70
201 Main St	0.22mi	3/1.0	1,330 (+7%)	12mo	$222,000	$167	68
72 Jackson St	0.27mi	2/1.0 (-1)	1,188 (-5%)	13mo	$230,000	$194	64
49 Jackson St	0.26mi	3/2.0	1,300 (+4%)	16mo	$242,000	$186	63
86 Grandview Ave	0.61mi	3/1.0	1,177 (-6%)	2mo	$210,000	$178	60
67 Davenport St	0.17mi	4/1.5 (+1)	1,372 (+10%)	13mo	$273,200	$199	58
80 Elizabeth St	0.40mi	4/1.5 (+1)	1,330 (+7%)	8mo	$278,000	$209	57
45 Norton Ave	0.19mi	3/1.5	1,434 (+15%)	20mo	$250,000	$174	48

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: -15.0%
• Equity multiple: 0.46×
• Total profit: $-28,569
• Equity at exit: $28,330

10-year hold

• IRR: -6.5%
• Equity multiple: 0.59×
• Total profit: $-22,054
• Equity at exit: $16,428

Cash invested: $53,200 (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 18612

• Home prices YoY: -23.2%
• Active inventory: 86
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,630 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$177 /mo · $2,127/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $35

Break-even live

Break-even rent $1,586

Max offer price $190,000

Occupancy floor 93%

Sensitivity live

Price	-10% $143	-5% $89	+0% $35	+5% $-19	+10% $-73
Rent	-10% $-94	-5% $-29	+0% $35	+5% $99	+10% $164
Rate	-1.0pp $131	-0.5pp $83	base $35	+0.5pp $-14	+1.0pp $-64

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
62 Huntsville Rd Dallas, PA	3.0	2.0	1285	$1,800	$1.40	22d	1	0.11mi
64 Huntsville Rd Dallas, PA	2.0	1.5	1400	$1,450	$1.04	14d	1	0.12mi
39 Spring St Shavertown, PA	2.0	1.0	900	$1,300	$1.44	14d	1	1.18mi

Listing history 2 events

1. 2026-05-18
   status Pending 398-char remark
2. 2026-04-27
   listed $190,000 Active 398-char remark

ⓘ 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: $2,127 · $177/mo
• Projected year-2 tax: $2,565 · $214/mo
• Expected delta: +$437/yr (+$36/mo · 20.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,562
• − Mortgage interest: −$10,643
• − Property taxes: −$2,127
• − Insurance: −$950
• − Repairs & maintenance: −$1,565
• − Management: −$1,565
• − Depreciation: −$5,527
• Taxable loss: −$2,815
• Est. tax savings @ 24.0%: +$676
• After-tax cash flow: $1,096/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: Dallas SD
• NCES district ID: 4207200
• Math proficiency: 47% ▼ -13.00%
• Reading proficiency: 64% ▼ -11.00%
• Median HH income: $61,760
• Composite: 48.4/100
• National rank: #2138
• State rank: #97 of 539 in PA

Livability — Dallas

• Score: 76/100
• State rank: #393
• US rank: #3573

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dallas, PA
• Population (ZIP): 17,754

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 (87%)
• Race & ethnicity: White 87% Black 6% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Romanian 15% Scotch-Irish 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -75.51%
• Current HPI: 250.3156
• 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

2 events — show timeline

• 2026-05-18 Pending — LCAR
• 2026-04-27 Listed $190,000 LCAR

Property tax history

+2.3%/yr

Latest (2026): $2,127 · +5.4% YoY. Source: county tax records.