None · Tunkhannock, PA 18657

$49,900

1 bd · 1.0 ba · 900 sqft · Other · 66 Days on market

Built 1930 10,018 sqft lot $55/sqft · 73% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Appreciation +3.7/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Do Not Miss This Affordable Getaway Opportunity With Room To Make It Your Own. Located in Tunkhannock, this cabin offers a simple and approachable entry into vacation home ownership without the high price tag. Set on an open, usable lot, the property is easy to access and maintain, making it a practical option for weekend escapes, a low cost second home or year round living. Inside, the home features a classic cabin layout with multiple living areas, including an enclosed porch filled with natural light and a cozy wood burning fireplace that adds to the overall character. The interior is in rough condition and will require renovation and cleanup, but the structure and layout provide a solid starting point for someone willing to put in the work. Just a short drive to downtown Tunkhannock for shops, restaurants, and everyday essentials, while also being near the Susquehanna River, local parks, and outdoor recreation. Easy access to major roadways makes trips to Scranton and surrounding areas convenient, giving you a balance of getaway feel with everyday accessibility. This is an ideal fit for a buyer looking for a budget friendly retreat they can improve over time rather than a fully finished home. With the right vision, this property can be transformed into a comfortable escape! Do Not Wait Opportunities At This Price Point Are Limited!

Key facts

• Open usable lot
• Enclosed porch
• 0.23 acre lot

Tags

• OPEN USABLE LOT
• ENCLOSED PORCH
• WOOD BURNING FIREPLACE
• SHORT DRIVE TO DOWNTOWN
• NEAR SUSQUEHANNA RIVER
• EASY ACCESS TO MAJOR ROADWAYS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $50k.

Deal economics

• At list price, monthly cash flow is $620 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.2% vs local median 4.5% in Tunkhannock — 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 77/100 on livability (#371 in PA, #3,219 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety A-; Watch: employment D+, amenities F, commute F.
• Tunkhannock Area SD (town): math 29% / reading 43% proficiency, ranked #397 of 539 in PA (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tunkhannock Stem Academy (math 17% / reading 37%, grade F, #404 of 512 statewide, top 80%, 158 students, 98% FRL); Tunkhannock Hs (math 39% / reading 47%, grade F, #222 of 437 statewide, top 51%, 890 students, 57% FRL) — zoned schools average 78% FRL vs 40% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 59 active listings in the ZIP; 33 units permitted in Wyoming County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.6%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Wyoming County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.6% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $46,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Schools are B-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?
7. 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.
8. 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.
9. 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: 2.57% ✓
• Cap rate: 21.19%
• Cash-on-cash: 53.21%
• DSCR: 3.37
• GRM: 3.2

CMA / ARV

• ARV (median comp): $183,730
• List price: $49,900
• Delta: -72.84%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-2.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 51.8%
• Equity multiple: 3.31×
• Total profit: $32,326
• Equity at exit: $8,402

10-year hold

• IRR: 56.8%
• Equity multiple: 6.72×
• Total profit: $79,944
• Equity at exit: $5,985

Cash invested: $13,972 (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 18657

• Home prices YoY: -1.0%
• Active inventory: 59
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,284 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$113 /mo · $1,351/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $620

Break-even live

Break-even rent $500

Max offer price $49,900

Occupancy floor 47%

Sensitivity live

Price	-10% $648	-5% $634	+0% $620	+5% $605	+10% $591
Rent	-10% $518	-5% $569	+0% $620	+5% $670	+10% $721
Rate	-1.0pp $645	-0.5pp $632	base $620	+0.5pp $607	+1.0pp $593

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $49,900 Active 66 DOM
2. 2026-06-18
   days on market $49,900 Active 63 DOM
3. 2026-06-17
   days on market $49,900 Active 62 DOM
4. 2026-06-16
   days on market $49,900 Active 61 DOM
5. 2026-06-15
   price $49,900 Active 60 DOM
6. 2026-06-15
   days on market $60,000 Active 60 DOM
7. 2026-06-14
   days on market $60,000 Active 58 DOM
8. 2026-06-13
   days on market $60,000 Active 57 DOM
9. 2026-06-10
   days on market $60,000 Active 55 DOM
10. 2026-06-09
    days on market $60,000 Active 54 DOM
11. 2026-06-08
    days on market $60,000 Active 53 DOM
12. 2026-06-07
    days on market $60,000 Active 52 DOM
13. 2026-06-02
    days on market $60,000 Active 47 DOM
14. 2026-06-01
    days on market $60,000 Active 46 DOM
15. 2026-05-31
    days on market $60,000 Active 45 DOM
16. 2026-05-30
    days on market $60,000 Active 44 DOM
17. 2026-04-16
    listed $60,000 Active 1357-char remark

    Show marketing remark (1357 chars)

    Do Not Miss This Affordable Getaway Opportunity With Room To Make It Your Own. Located in Tunkhannock, this cabin offers a simple and approachable entry into vacation home ownership without the high price tag. Set on an open, usable lot, the property is easy to access and maintain, making it a practical option for weekend escapes, a low cost second home or year round living. Inside, the home features a classic cabin layout with multiple living areas, including an enclosed porch filled with natural light and a cozy wood burning fireplace that adds to the overall character. The interior is in rough condition and will require renovation and cleanup, but the structure and layout provide a solid starting point for someone willing to put in the work. Just a short drive to downtown Tunkhannock for shops, restaurants, and everyday essentials, while also being near the Susquehanna River, local parks, and outdoor recreation. Easy access to major roadways makes trips to Scranton and surrounding areas convenient, giving you a balance of getaway feel with everyday accessibility. This is an ideal fit for a buyer looking for a budget friendly retreat they can improve over time rather than a fully finished home. With the right vision, this property can be transformed into a comfortable escape! Do Not Wait Opportunities At This Price Point Are Limited!

18. 2026-04-15
    listed $60,000 Active 1357-char remark

    Show marketing remark (1357 chars)

    Do Not Miss This Affordable Getaway Opportunity With Room To Make It Your Own. Located in Tunkhannock, this cabin offers a simple and approachable entry into vacation home ownership without the high price tag. Set on an open, usable lot, the property is easy to access and maintain, making it a practical option for weekend escapes, a low cost second home or year round living. Inside, the home features a classic cabin layout with multiple living areas, including an enclosed porch filled with natural light and a cozy wood burning fireplace that adds to the overall character. The interior is in rough condition and will require renovation and cleanup, but the structure and layout provide a solid starting point for someone willing to put in the work. Just a short drive to downtown Tunkhannock for shops, restaurants, and everyday essentials, while also being near the Susquehanna River, local parks, and outdoor recreation. Easy access to major roadways makes trips to Scranton and surrounding areas convenient, giving you a balance of getaway feel with everyday accessibility. This is an ideal fit for a buyer looking for a budget friendly retreat they can improve over time rather than a fully finished home. With the right vision, this property can be transformed into a comfortable escape! Do Not Wait Opportunities At This Price Point Are Limited!

ⓘ 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: $1,351 · $113/mo
• Projected year-2 tax: $1,351 · $113/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 5/10 Major FEMA zone X (unshaded) · 49% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,412
• − Mortgage interest: −$2,795
• − Property taxes: −$1,351
• − Insurance: −$250
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$1,452
• Taxable income: $7,098
• Est. tax owed @ 24.0%: −$1,704
• After-tax cash flow: $5,731/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: Tunkhannock Area SD
• NCES district ID: 4223850
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 43% ▼ -18.00%
• Median HH income: $51,545
• Composite: 31.27/100
• National rank: #6022
• State rank: #397 of 539 in PA

Livability — Tunkhannock

• Score: 77/100
• State rank: #371
• US rank: #3219

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,043

Population outlook (Wyoming County) Hauer SSP2

• Today (2025): 26,334 people
• By 2030: 25,225 · -4.2%
• By 2040: 22,707 · -13.8%
• By 2050: 20,250 · -23.1%
• By 2075: 15,192 · -42.3%
• By 2100: 10,961 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 9% Lithuanian 2% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Wyoming

• 2024 margin: Solid R (+36.8) · D 31.1% · R 67.9% · Other 1.0%
• 2008→2024 swing: -29.2pp toward R · 2008: -7.6pp · 2024: -36.8pp
• All cycles: 2024: R+36.8 2020: R+35.2 2016: R+38.7 2012: R+12.3 2008: R+7.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.57%
• Current HPI: 250.1268
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-16 Listed $60,000 GSBR as distributed by MLS GRID
• 2026-04-15 Listed $60,000 PMAR

Property tax history

+3.8%/yr

Latest (2025): $1,351 · +0.0% YoY. Source: county tax records.