112 Spring Hill Dr · Hunlock, PA 18621

$260,000

5 bd · 3.5 ba · 3,272 sqft · MultiFamily public records · 10 Days on market

Built 1998 2.24 ac lot

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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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Appreciation +4.5/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

A unique opportunity for multigenerational living in a peaceful, quiet country setting. Just 10 miles to Rte 80, this 1998 home offers 3272 square feet of living space. Mom and Dad downstairs in the 2 bedroom and adult child and their family upstairs in the 3-4 bedroom is the ideal setup for this home. Or you can surely live in one unit and keep the other for visiting family with extended visits or snowbirding family. Needs some elbow grease to get it back to where it was, but you'll enjoy instant equity when it's done. Its priced appropriately to what it needs at just 80 dollars a square foot for a 1998 built home on 2.24 acres.

Key facts

• 2.24 acre lot
• Built 1998
• Listed 10 days

Property features AI

Finance

• Financial info: Property listed as residential income (duplex); contains 2 total units

Exterior

• Parking: Gravel parking
• Utilities: Well water; Septic tank; Electric service 200+ amp; Propane available; Water connected
• Home design: Multi-family duplex (residential income); Built in 1998; Fixer condition
• Construction: Vinyl siding; Shingle roof; Block basement; Year built 1998
• Exterior features: Front porch, side porch, and deck; Wooded lot; Public maintained road access

Interior

• Kitchen: Both units include full kitchens; Each unit has a dining area and living room
• Bedrooms: Five bedrooms total; Unit 1 (downstairs) contains 3 bedrooms; Unit 2 (upstairs with loft) contains 2 bedrooms
• Bathrooms: Four bathrooms total (3 full, 1 half); Unit 1 has 1 bathroom; Unit 2 has 2 bathrooms
• Heating & cooling: Propane heating; Ductless cooling
• Interior features: Main and upper level laundry areas; Basement with exterior entry and block construction
• Laundry & utility: Laundry on main level and upper level

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath multifamily listed at $260k.

Deal economics

• At list price, monthly cash flow is $920 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $260k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Northwest Area SD (rural): math 21% / reading 35% proficiency, ranked #449 of 539 in PA (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 19 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 (-1.0%/yr); year-one equity from $2k 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 (-1.0% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $260,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.38% ✓
• Cap rate: 10.54%
• Cash-on-cash: 15.17%
• DSCR: 1.67
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.0%
• Equity multiple: 1.54×
• Total profit: $39,500
• Equity at exit: $63,117

10-year hold

• IRR: 18.0%
• Equity multiple: 2.81×
• Total profit: $131,910
• Equity at exit: $66,581

Cash invested: $72,800 (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 18621

• Home prices YoY: -0.3%
• Active inventory: 19
• Price-to-rent: 19.3×

Monthly cashflow live

• Estimated rent: $3,588 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$442 /mo · $5,309/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$753
• Net cashflow: $920

Break-even live

Break-even rent $2,423

Max offer price $260,000

Occupancy floor 69%

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

Units	Beds	Baths	Est. rent
1× unit	2	1.5	$1,121
▸ 2× units	3	2	$2,468
Total (3 units)			$3,588

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-18
   status $260,000 Pending 10 DOM
2. 2026-06-18
   days on market $260,000 Active 10 DOM
3. 2026-06-17
   days on market $260,000 Active 9 DOM
4. 2026-06-16
   days on market $260,000 Active 8 DOM
5. 2026-06-15
   days on market $260,000 Active 7 DOM
6. 2026-06-13
   days on market $260,000 Active 5 DOM
7. 2026-06-12
   days on market $260,000 Active 4 DOM
8. 2026-06-09
   remarks 637-char remark
9. 2026-06-09
   listed $260,000 Active 1 DOM

ⓘ 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: $5,309 · $442/mo
• Projected year-2 tax: $5,309 · $442/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,056
• − Mortgage interest: −$14,564
• − Property taxes: −$5,309
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,444
• − Management: −$3,444
• − Depreciation: −$7,564
• Taxable income: $7,431
• Est. tax owed @ 24.0%: −$1,783
• After-tax cash flow: $9,261/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: Northwest Area SD
• NCES district ID: 4217790
• Math proficiency: 21% ▼ -18.00%
• Reading proficiency: 35% ▼ -23.00%
• Median HH income: $51,916
• Composite: 24.68/100
• National rank: #7618
• State rank: #449 of 539 in PA

Livability — Hunlock

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 4,903

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 (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Hispanic / Latino 3%
• Common ancestry: Romanian 22% Iranian 2% Lithuanian 2%
• Foreign-born: 0% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▼ -0.97%
• Current HPI: 282.6249
• 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

• 2026-06-05 Listed $260,000 GSBR as distributed by MLS GRID

Property tax history

+3.0%/yr

Latest (2026): $5,309 · +3.8% YoY. Source: county tax records.