53 Hill St · Nanticoke, PA 18634

$99,999

2 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 68 Days on market

Built 1909 3,750 sqft lot $96/sqft · 20% above area Est $84k · 20% over

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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).

• Cash flow +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent opportunity for first-time home buyers or investors! This conveniently located half duplex is within walking distance to stores, restaurants, and everyday amenities, offering both comfort and accessibility. Situated in a desirable, established neighborhood with many owner-occupied. Being sold as-is, don't miss this opportunity.

Key facts

• 3,750 sq ft lot
• Listed 68 days

Tags

• WALKING DISTANCE TO STORES
• WALKING DISTANCE TO AMENITIES
• ESTABLISHED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 6.3% in Nanticoke — 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 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; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 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 1909 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.23% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.05%
• DSCR: 1.63
• GRM: 6.8

CMA / ARV

• ARV (median comp): $83,598
• List price: $99,999
• Delta: 19.62%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
55 Hill St	0.01mi	2/1.0	1,072 (+3%)	7mo	$113,500	$106	89
104 River St	0.27mi	2/1.0	1,012 (-3%)	9mo	$72,000	$71	75
41 Noble St	0.47mi	2/1.0	1,040 (0%)	6mo	$169,000	$163	73
277 1/2 Green St	0.56mi	3/1.5 (+1)	1,050 (+1%)	11mo	$65,000	$62	56
208 Ridge St	0.53mi	2/1.0	1,000 (-4%)	22mo	$75,000	$75	51
248 Grand St	0.67mi	3/1.0 (+1)	1,120 (+8%)	2mo	$177,160	$158	50
37 Rock St	0.68mi	3/1.0 (+1)	1,006 (-3%)	14mo	$184,566	$183	46
399 Garfield St	0.59mi	3/1.0 (+1)	1,151 (+11%)	5mo	$168,700	$147	46
210 E Ridge St	0.61mi	2/1.0	895 (-14%)	14mo	$155,000	$173	37
21 Orange St	0.64mi	3/1.0 (+1)	1,113 (+7%)	21mo	$180,000	$162	36

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: 4.3%
• Equity multiple: 1.17×
• Total profit: $4,673
• Equity at exit: $14,910

10-year hold

• IRR: 13.8%
• Equity multiple: 2.10×
• Total profit: $30,929
• Equity at exit: $8,646

Cash invested: $28,000 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,234 high
• Mortgage (P&I): −$524
• Tax from tax record: −$81 /mo · $975/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $328

Break-even live

Break-even rent $819

Max offer price $99,999

Occupancy floor 68%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
61 W Main St Nanticoke, PA	3.0	1.0	1300	$1,350	$1.04	13d	1	0.11mi
130 State St Unit 1 Nanticoke, PA	1.0	1.0	900	$950	$1.06	13d	1	0.30mi
12 1/2 W Church St Nanticoke, PA	2.0	1.0	1025	$1,000	$0.98	13d	1	0.38mi
117 E Green St Nanticoke, PA	2.0	1.0	1000	$1,500	$1.50	13d	1	0.40mi
277 E Spring St Nanticoke, PA	2.0	1.0	726	$1,100	$1.52	13d	1	0.46mi
293 State St Nanticoke, PA	2.0	1.0	1014	$1,200	$1.18	13d	1	0.48mi
260 E Green St Nanticoke, PA	3.0	1.5	1350	$1,400	$1.04	44d	1	0.50mi
39 W Ridge St Unit 3 Nanticoke, PA	2.0	1.0	900	$1,050	$1.17	44d	1	0.52mi
39 W Ridge St Nanticoke, PA	2.0	1.0	900	$1,050	$1.17	21d	1	0.52mi
710 S Hanover St Nanticoke, PA	3.0	2.0	800	$1,600	$2.00	13d	1	0.59mi
121 E Grand St Nanticoke, PA	3.0	1.5	1350	$1,500	$1.11	44d	1	0.69mi
222 Honey Pot St Nanticoke, PA	2.0	1.0	1072	$1,200	$1.12	13d	1	0.82mi
213 Robert St Unit 215 Roberts Upper Nanticoke, PA	1.0	1.0	895	$1,065	$1.19	13d	1	0.95mi

Listing history 16 events

1. 2026-06-18
   days on market $99,999 Active 68 DOM
2. 2026-06-17
   days on market $99,999 Active 67 DOM
3. 2026-06-16
   days on market $99,999 Active 66 DOM
4. 2026-06-15
   days on market $99,999 Active 65 DOM
5. 2026-06-14
   days on market $99,999 Active 63 DOM
6. 2026-06-13
   days on market $99,999 Active 62 DOM
7. 2026-06-10
   days on market $99,999 Active 60 DOM
8. 2026-06-09
   days on market $99,999 Active 59 DOM
9. 2026-06-08
   days on market $99,999 Active 58 DOM
10. 2026-06-07
    days on market $99,999 Active 57 DOM
11. 2026-06-05
    days on market $99,999 Active 54 DOM
12. 2026-06-02
    days on market $99,999 Active 52 DOM
13. 2026-06-01
    days on market $99,999 Active 51 DOM
14. 2026-05-31
    days on market $99,999 Active 50 DOM
15. 2026-05-30
    days on market $99,999 Active 49 DOM
16. 2026-04-11
    listed $99,999 Active 339-char remark

    Show marketing remark (339 chars)

    Excellent opportunity for first-time home buyers or investors! This conveniently located half duplex is within walking distance to stores, restaurants, and everyday amenities, offering both comfort and accessibility. Situated in a desirable, established neighborhood with many owner-occupied. Being sold as-is, don't miss this opportunity.

ⓘ 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: $975 · $81/mo
• Projected year-2 tax: $1,277 · $106/mo
• Expected delta: +$303/yr (+$25/mo · 31.0%)

ⓘ 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 8 d/yr ≥98°F today · 17 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: $14,814
• − Mortgage interest: −$5,601
• − Property taxes: −$975
• − Insurance: −$500
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$2,909
• Taxable income: $2,458
• Est. tax owed @ 24.0%: −$590
• After-tax cash flow: $3,345/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

• 2026-04-11 Listed $99,999 LCAR

Property tax history

+2.3%/yr

Latest (2026): $975 · +4.4% YoY. Source: county tax records.