695 Main St · Dallas, PA 18612

$205,000

4 bd · 2.0 ba · 1,728 sqft · MultiFamily · 128 Days on market

Fair condition 0.32 ac lot $119/sqft · 8% below area Est $224k · 8% under ↓ 9% since listing

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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 +29.1/30.0
• ARV discount +11.3/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Schools +4.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Appealing duplex, centrally located in Dallas Township. Each apartment offers 4 rooms with 2 bedrooms and 1 bath in each unit. Semi -modern kitchens and baths, plus ample closet space in both apartments. Separate utilities and parking area for each tenant. Laundry hook-ups in each apartment, as well. A great investment oppurtunity!

Key facts

• Separate utilities
• Parking area
• Ample closet space

Tags

• SEMI MODERN KITCHENS
• AMPLE CLOSET SPACE
• SEPARATE UTILITIES
• PARKING AREA
• LAUNDRY HOOK UPS

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $205k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $580 ($7k/yr) — positive. Per door: $290/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $205k).
• Recommended offer: $180k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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; 1 comparable units currently listed for rent nearby; 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $57k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.31% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.74%
• DSCR: 1.66
• GRM: 6.4

CMA / ARV

• ARV (median comp): $223,896
• List price: $205,000
• Delta: -8.44%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.7%
• Equity multiple: 1.07×
• Total profit: $3,841
• Equity at exit: $30,566

10-year hold

• IRR: 11.4%
• Equity multiple: 1.90×
• Total profit: $51,390
• Equity at exit: $17,725

Cash invested: $57,400 (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: 12.7×

Monthly cashflow live

• Estimated rent: $2,686 medium
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,075/yr
• Insurance: −$85
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $580

Break-even live

Break-even rent $1,952

Max offer price $205,000

Occupancy floor 73%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,686
Total (2 units)			$2,686

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
62 Huntsville Rd Dallas, PA	3.0	2.0	1285	$1,800	$1.40	21d	1	1.07mi

Listing history 17 events

1. 2026-06-18
   days on market $205,000 Active 128 DOM
2. 2026-06-17
   days on market $205,000 Active 127 DOM
3. 2026-06-16
   days on market $205,000 Active 126 DOM
4. 2026-06-15
   days on market $205,000 Active 125 DOM
5. 2026-06-14
   days on market $205,000 Active 123 DOM
6. 2026-06-13
   days on market $205,000 Active 122 DOM
7. 2026-06-10
   days on market $205,000 Active 120 DOM
8. 2026-06-09
   days on market $205,000 Active 119 DOM
9. 2026-06-08
   days on market $205,000 Active 118 DOM
10. 2026-06-07
    days on market $205,000 Active 117 DOM
11. 2026-06-02
    days on market $205,000 Active 112 DOM
12. 2026-06-01
    days on market $205,000 Active 111 DOM
13. 2026-05-31
    days on market $205,000 Active 110 DOM
14. 2026-05-30
    days on market $205,000 Active 109 DOM
15. 2026-04-28
    price $205,000 333-char remark

    Show marketing remark (333 chars)

    Appealing duplex, centrally located in Dallas Township. Each apartment offers 4 rooms with 2 bedrooms and 1 bath in each unit. Semi -modern kitchens and baths, plus ample closet space in both apartments. Separate utilities and parking area for each tenant. Laundry hook-ups in each apartment, as well. A great investment oppurtunity!

16. 2026-03-18
    price $215,000 333-char remark

    Show marketing remark (333 chars)

    Appealing duplex, centrally located in Dallas Township. Each apartment offers 4 rooms with 2 bedrooms and 1 bath in each unit. Semi -modern kitchens and baths, plus ample closet space in both apartments. Separate utilities and parking area for each tenant. Laundry hook-ups in each apartment, as well. A great investment oppurtunity!

17. 2026-02-10
    listed $225,000 Active 333-char remark

    Show marketing remark (333 chars)

    Appealing duplex, centrally located in Dallas Township. Each apartment offers 4 rooms with 2 bedrooms and 1 bath in each unit. Semi -modern kitchens and baths, plus ample closet space in both apartments. Separate utilities and parking area for each tenant. Laundry hook-ups in each apartment, as well. A great investment oppurtunity!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,232
• − Mortgage interest: −$11,483
• − Property taxes: −$3,075
• − Insurance: −$2,528
• − Repairs & maintenance: −$2,579
• − Management: −$2,579
• − Depreciation: −$5,964
• Taxable income: $4,026
• Est. tax owed @ 24.0%: −$966
• After-tax cash flow: $5,994/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This two-unit property requires moderate renovations, including new siding, roof, and interior updates, to improve its condition and value.

Repairs flagged

• Major Exterior siding — Severe weathering and peeling
• Major Roof — Missing shingles
• Moderate Kitchen cabinets — Dated appearance
• Moderate Bathroom fixtures — Dated appearance
• Major HVAC system — No visible signs of condition

Value-add opportunities

• Both Painting — Fresh paint can improve curb appeal and interior aesthetics
• Both Landscaping — Well-maintained landscaping can enhance curb appeal and property value
• Both New exterior siding — New siding can significantly improve the home's appearance and value
• Both New roof — A new roof can extend the home's lifespan and improve its overall condition
• Both New kitchen cabinets — Modern kitchen cabinets can increase the home's appeal and value
• Both New bathroom fixtures — Up-to-date bathroom fixtures can improve the home's functionality and value
• Both HVAC system replacement — A new HVAC system can improve comfort and energy efficiency, enhancing the home's value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Severe weathering and peeling	Major	$15,000–50,000
Roof · Missing shingles	Major	$15,000–50,000
Kitchen cabinets · Dated appearance	Moderate	$3,000–15,000
Bathroom fixtures · Dated appearance	Moderate	$3,000–15,000
HVAC system · No visible signs of condition	Major	$15,000–50,000
Total estimated repair cost · 5 items		$51,000–180,000

Value-add ROI direction

• Both Painting — Fresh paint can improve curb appeal and interior aesthetics ↑
• Both Landscaping — Well-maintained landscaping can enhance curb appeal and property value ↑
• Both New exterior siding — New siding can significantly improve the home's appearance and value ↑
• Both New roof — A new roof can extend the home's lifespan and improve its overall condition ↑
• Both New kitchen cabinets — Modern kitchen cabinets can increase the home's appeal and value ↑
• Both New bathroom fixtures — Up-to-date bathroom fixtures can improve the home's functionality and value ↑
• Both HVAC system replacement — A new HVAC system can improve comfort and energy efficiency, enhancing the home's value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

-8.9% since first listed

3 events — show timeline

• 2026-04-28 Price Changed $205,000 LCAR
• 2026-03-18 Price Changed $215,000 LCAR
• 2026-02-10 Listed $225,000 LCAR