6 Billings Mill Rd · Tunkhannock, PA 18657

$163,000

2 bd · 1.0 ba · 1,598 sqft · Other · 101 Days on market

$102/sqft · 32% below area Est $239k · 32% under

---

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 +16.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +4.2/10.0
• 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

Tenant Occupied!Sat and Sun 12pm to 2pm only24-hour notice to schedule. Great investment property or a perfect starter home. Agent related to sellerSold as-is

Key facts

• Listed 101 days

🏷️ Possibly a rental listed for sale. The $163,000 price doesn't fit this home's estimated sale value (~$239,135) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $163k.

Deal economics

• At list price, monthly cash flow is $80 ($957/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 $150k (7.7% below list).
• Recommended offer: $148k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $49k; list at $163k implies a 233% gain — meaningful room to come down on a strong offer.

Recommended offer $148,330 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.10%
• DSCR: 1.09
• GRM: 9.0

CMA / ARV

• ARV (median comp): $239,135
• List price: $163,000
• Delta: -31.84%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.6%
• Equity multiple: 0.60×
• Total profit: $-18,366
• Equity at exit: $27,446

10-year hold

• IRR: -2.1%
• Equity multiple: 0.85×
• Total profit: $-6,844
• Equity at exit: $19,550

Cash invested: $45,640 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,504 medium
• Mortgage (P&I): −$855
• Tax from tax record: −$186 /mo · $2,231/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $80

Break-even live

Break-even rent $1,403

Max offer price $163,000

Occupancy floor 90%

Sensitivity live

Price	-10% $172	-5% $126	+0% $80	+5% $34	+10% $-12
Rent	-10% $-39	-5% $20	+0% $80	+5% $139	+10% $199
Rate	-1.0pp $162	-0.5pp $121	base $80	+0.5pp $38	+1.0pp $-5

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: $40,750
• Closing costs: $4,890
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-22
   days on market $163,000 Active 101 DOM
2. 2026-06-18
   days on market $163,000 Active 98 DOM
3. 2026-06-17
   days on market $163,000 Active 97 DOM
4. 2026-06-16
   days on market $163,000 Active 96 DOM
5. 2026-06-15
   days on market $163,000 Active 95 DOM
6. 2026-06-14
   days on market $163,000 Active 93 DOM
7. 2026-06-13
   days on market $163,000 Active 92 DOM
8. 2026-06-10
   days on market $163,000 Active 90 DOM
9. 2026-06-09
   days on market $163,000 Active 89 DOM
10. 2026-06-08
    days on market $163,000 Active 88 DOM
11. 2026-06-07
    days on market $163,000 Active 87 DOM
12. 2026-06-02
    days on market $163,000 Active 82 DOM
13. 2026-06-01
    days on market $163,000 Active 81 DOM
14. 2026-05-31
    days on market $163,000 Active 80 DOM
15. 2026-05-30
    days on market $163,000 Active 79 DOM
16. 2026-05-17
    price $163,000 158-char remark

    Show marketing remark (158 chars)

    Tenant Occupied!Sat and Sun 12pm to 2pm only24-hour notice to schedule. Great investment property or a perfect starter home. Agent related to sellerSold as-is

17. 2026-04-11
    price $168,000 158-char remark

    Show marketing remark (158 chars)

    Tenant Occupied!Sat and Sun 12pm to 2pm only24-hour notice to schedule. Great investment property or a perfect starter home. Agent related to sellerSold as-is

18. 2026-03-12
    listed $170,000 Active 158-char remark

    Show marketing remark (158 chars)

    Tenant Occupied!Sat and Sun 12pm to 2pm only24-hour notice to schedule. Great investment property or a perfect starter home. Agent related to sellerSold as-is

19. 2022-02-23
    soldstatus $49,000
20. 2022-02-18
    soldstatus $49,000 Closed 583-char remark

    Show marketing remark (583 chars)

    1 1/2 story home with 2-3 bedrooms, 1 full bath, large living room, dining room, kitchen with newer wood cabinets and 2 screened porches on 0.65 acres just outside of Tunkhannock. House needs some TLC. , Baths: 1 Bath Lev 1, Beds: 1 Bed 1st, 1 Bed 2nd, SqFt Fin - Main: 1278.00, SqFt Fin - 3rd: 0.00, Tax Information: Available, Formal Dining Room: Y, Modern Kitchen: Y, SqFt Fin - 2nd: 320.00, Additional Info: House has Termite damage. Tenant has been evicted. House sold as is with no warranties or guarantees. Buyer is responsible for cleaning up tenants debris. Shared driveway.

21. 2022-01-05
    status Pending 583-char remark

    Show marketing remark (583 chars)

    1 1/2 story home with 2-3 bedrooms, 1 full bath, large living room, dining room, kitchen with newer wood cabinets and 2 screened porches on 0.65 acres just outside of Tunkhannock. House needs some TLC. , Baths: 1 Bath Lev 1, Beds: 1 Bed 1st, 1 Bed 2nd, SqFt Fin - Main: 1278.00, SqFt Fin - 3rd: 0.00, Tax Information: Available, Formal Dining Room: Y, Modern Kitchen: Y, SqFt Fin - 2nd: 320.00, Additional Info: House has Termite damage. Tenant has been evicted. House sold as is with no warranties or guarantees. Buyer is responsible for cleaning up tenants debris. Shared driveway.

22. 2021-12-03
    price $49,000 583-char remark

    Show marketing remark (583 chars)

    1 1/2 story home with 2-3 bedrooms, 1 full bath, large living room, dining room, kitchen with newer wood cabinets and 2 screened porches on 0.65 acres just outside of Tunkhannock. House needs some TLC. , Baths: 1 Bath Lev 1, Beds: 1 Bed 1st, 1 Bed 2nd, SqFt Fin - Main: 1278.00, SqFt Fin - 3rd: 0.00, Tax Information: Available, Formal Dining Room: Y, Modern Kitchen: Y, SqFt Fin - 2nd: 320.00, Additional Info: House has Termite damage. Tenant has been evicted. House sold as is with no warranties or guarantees. Buyer is responsible for cleaning up tenants debris. Shared driveway.

23. 2021-10-31
    listed $52,000 Active 583-char remark

    Show marketing remark (583 chars)

    1 1/2 story home with 2-3 bedrooms, 1 full bath, large living room, dining room, kitchen with newer wood cabinets and 2 screened porches on 0.65 acres just outside of Tunkhannock. House needs some TLC. , Baths: 1 Bath Lev 1, Beds: 1 Bed 1st, 1 Bed 2nd, SqFt Fin - Main: 1278.00, SqFt Fin - 3rd: 0.00, Tax Information: Available, Formal Dining Room: Y, Modern Kitchen: Y, SqFt Fin - 2nd: 320.00, Additional Info: House has Termite damage. Tenant has been evicted. House sold as is with no warranties or guarantees. Buyer is responsible for cleaning up tenants debris. Shared driveway.

24. 1992-01-21
    soldstatus $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: $2,231 · $186/mo
• Projected year-2 tax: $2,403 · $200/mo
• Expected delta: +$172/yr (+$14/mo · 7.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 16 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: $18,052
• − Mortgage interest: −$9,131
• − Property taxes: −$2,231
• − Insurance: −$815
• − Repairs & maintenance: −$1,444
• − Management: −$1,444
• − Depreciation: −$4,742
• Taxable loss: −$1,755
• Est. tax savings @ 24.0%: +$421
• After-tax cash flow: $1,379/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

+307.5% since first listed

9 events — show timeline

• 2026-05-17 Price Changed $163,000 LCAR
• 2026-04-11 Price Changed $168,000 LCAR
• 2026-03-12 Listed $170,000 LCAR
• 2022-02-23 Sold (Public Records) $49,000 Public Records
• 2022-02-18 Sold (MLS) $49,000 GSBR as distributed by MLS GRID
• 2022-01-05 Pending — GSBR as distributed by MLS GRID
• 2021-12-03 Price Changed $49,000 GSBR as distributed by MLS GRID
• 2021-10-31 Listed $52,000 GSBR as distributed by MLS GRID
• 1992-01-21 Sold (Public Records) $40,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $2,231 · +0.0% YoY. Source: county tax records.