310 Main St · Nanticoke, PA 18634

$545,000

10 bd · 5.0 ba · 2,258 sqft · MultiFamily public records · 21 Days on market

Built 1910 0.33 ac lot

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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 +18.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 5 units. estimate disagrees with records

Listing remarks

This doesn't come along often! A FIVE unit in great condition! This property offers 4 units with 2 bedrooms and 1 unit w/ one bedroom. Garage space for 3 units. Coin-op laundry. Established tenants in 3 units. Two units are vacant. Financials are based on past rents. Rents are below market.

Key facts

• 0.33 acre lot
• 3 garage spots
• Listed 21 days

Property features AI

Finance

• Other: Lot roughly 61 x 237; Zoning: Other (see remarks)

Exterior

• Parking: Off-street parking; 3-car garage
• Utilities: Public water; Public sewer
• Home design: Residential income property; Multi-family
• Construction: Vinyl siding
• Exterior features: Deck; Porch

Interior

• Heating & cooling: Natural gas heating; Baseboard heating
• Interior features: Gas water heater; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 5 × 2-bed/1.0-bath units multifamily listed at $545k.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive. Per door: $104/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $512k (6.0% below list).
• Recommended offer: $512k (6.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#520 in PA, #4,791 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, commute F, employment D-.
• 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: 59 active listings in the ZIP; 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 $4k of loan paydown is wiped out by about $16k 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 21 days — a 2% lower offer ($537k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $512,300 (6.0% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.94% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.10%
• DSCR: 1.18
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -9.9%
• Equity multiple: 0.64×
• Total profit: $-55,138
• Equity at exit: $81,261

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-5,491
• Equity at exit: $47,122

Cash invested: $152,600 (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 18634

• Home prices YoY: -29.1%
• Active inventory: 59
• Price-to-rent: 44.3×

Monthly cashflow live

• Estimated rent: $5,123 medium
• Mortgage (P&I): −$2,858
• Tax from tax record: −$440 /mo · $5,281/yr
• Insurance: −$227
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,076
• Net cashflow: $522

Break-even live

Break-even rent $4,462

Max offer price $545,000

Occupancy floor 85%

Sensitivity live

Price	-10% $831	-5% $676	+0% $522	+5% $368	+10% $213
Rent	-10% $117	-5% $320	+0% $522	+5% $724	+10% $927
Rate	-1.0pp $796	-0.5pp $661	base $522	+0.5pp $381	+1.0pp $237

5-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 5× units	2	1	$5,125
Total (5 units)			$5,123

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: $136,250
• Closing costs: $16,350
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $545,000 Active 21 DOM
2. 2026-06-17
   days on market $545,000 Active 20 DOM
3. 2026-06-16
   days on market $545,000 Active 19 DOM
4. 2026-06-15
   days on market $545,000 Active 18 DOM
5. 2026-06-14
   days on market $545,000 Active 16 DOM
6. 2026-06-13
   days on market $545,000 Active 15 DOM
7. 2026-06-10
   days on market $545,000 Active 13 DOM
8. 2026-06-09
   days on market $545,000 Active 12 DOM
9. 2026-06-08
   days on market $545,000 Active 11 DOM
10. 2026-06-07
    days on market $545,000 Active 10 DOM
11. 2026-06-05
    days on market $545,000 Active 7 DOM
12. 2026-06-02
    days on market $545,000 Active 5 DOM
13. 2026-06-01
    days on market $545,000 Active 4 DOM
14. 2026-05-31
    days on market $545,000 Active 3 DOM
15. 2026-05-30
    days on market $545,000 Active 2 DOM
16. 2026-05-28
    listed $545,000 Active

ⓘ 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: $5,281 · $440/mo
• Projected year-2 tax: $6,946 · $579/mo
• Expected delta: +$1,665/yr (+$139/mo · 31.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $61,476
• − Mortgage interest: −$30,528
• − Property taxes: −$5,281
• − Insurance: −$2,725
• − Repairs & maintenance: −$4,918
• − Management: −$4,918
• − Depreciation: −$15,855
• Taxable loss: −$2,749
• Est. tax savings @ 24.0%: +$660
• After-tax cash flow: $6,924/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 — Nanticoke

• Score: 74/100
• State rank: #520
• US rank: #4791

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nanticoke, PA
• Population (ZIP): 13,638

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% Two or more races 7% Black 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Dominican 3%
• Common ancestry: Romanian 31% Polish 3% Hispanic 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 7% French/Haitian/Cajun 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: ▼ -101.20%
• Current HPI: 246.8063
• 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

1 event — show timeline

• 2026-05-28 Listed $545,000 LCAR

Property tax history

+2.3%/yr

Latest (2026): $5,281 · +4.4% YoY. Source: county tax records.