363 Gruver Ln · Tunkhannock, PA 18657

$119,900

3 bd · 2.0 ba · 1,088 sqft · Manufactured · 132 Days on market

Built 2026 $110/sqft · 151% above area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

SLIDING GLASS DOORS OUT TO A FULL COVERED PORCH FOR RELAXING LAKE VIEW! PRIMARY ENSUITE WITH WALK IN SHOWER, KITCHEN APPLIANCES, CENTRAL AIR, SHED AND DOUBLE DRIVEWAY! SPACIOUS LIVING AREA WITH NATURAL LIGHT! THIS HOUSE WON'T LAST LONG. COMING SOON FOR SPRING OF 2026

Key facts

• Kitchen appliances
• Full covered porch
• Sliding glass doors

Tags

• SLIDING GLASS DOORS
• FULL COVERED PORCH
• LAKE VIEW
• PRIMARY ENSUITE
• WALK IN SHOWER
• KITCHEN APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $655 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 5.1% 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.
• Market conditions: 58 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $829 of loan paydown is wiped out by about $3k 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.
• At projected returns (-2.6% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.50% ✓
• Cap rate: 12.84%
• Cash-on-cash: 23.40%
• DSCR: 2.04
• GRM: 5.6

CMA / ARV

• ARV (median comp): $47,764
• List price: $119,900
• Delta: 151.03%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
388 Gruver Ln	0.07mi	3/2.0	1,005 (-8%)	22mo	$50,000	$50	66

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 17.5%
• Equity multiple: 1.73×
• Total profit: $24,425
• Equity at exit: $20,189

10-year hold

• IRR: 25.4%
• Equity multiple: 3.29×
• Total profit: $76,792
• Equity at exit: $14,381

Cash invested: $33,572 (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: 58
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$89 /mo · $1,064/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $655

Break-even live

Break-even rent $971

Max offer price $119,900

Occupancy floor 59%

Sensitivity live

Price	-10% $722	-5% $689	+0% $655	+5% $621	+10% $587
Rent	-10% $512	-5% $583	+0% $655	+5% $726	+10% $797
Rate	-1.0pp $715	-0.5pp $685	base $655	+0.5pp $624	+1.0pp $592

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
308 Gruver Ln Tunkhannock, PA	3.0	2.0	1320	$1,800	$1.36	14d	1	0.10mi

Listing history 15 events

1. 2026-06-18
   days on market $119,900 Active 132 DOM
2. 2026-06-17
   days on market $119,900 Active 131 DOM
3. 2026-06-16
   days on market $119,900 Active 130 DOM
4. 2026-06-15
   days on market $119,900 Active 129 DOM
5. 2026-06-14
   days on market $119,900 Active 127 DOM
6. 2026-06-13
   days on market $119,900 Active 126 DOM
7. 2026-06-10
   days on market $119,900 Active 124 DOM
8. 2026-06-09
   days on market $119,900 Active 123 DOM
9. 2026-06-08
   days on market $119,900 Active 122 DOM
10. 2026-06-07
    days on market $119,900 Active 121 DOM
11. 2026-06-02
    days on market $119,900 Active 116 DOM
12. 2026-06-01
    days on market $119,900 Active 115 DOM
13. 2026-05-31
    days on market $119,900 Active 114 DOM
14. 2026-05-30
    days on market $119,900 Active 113 DOM
15. 2026-02-06
    listed $119,900 Active 267-char remark

    Show marketing remark (267 chars)

    SLIDING GLASS DOORS OUT TO A FULL COVERED PORCH FOR RELAXING LAKE VIEW! PRIMARY ENSUITE WITH WALK IN SHOWER, KITCHEN APPLIANCES, CENTRAL AIR, SHED AND DOUBLE DRIVEWAY! SPACIOUS LIVING AREA WITH NATURAL LIGHT! THIS HOUSE WON'T LAST LONG. COMING SOON FOR SPRING OF 2026

ⓘ 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: $1,064 · $89/mo
• Projected year-2 tax: $1,479 · $123/mo
• Expected delta: +$415/yr (+$35/mo · 39.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 14 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: $21,600
• − Mortgage interest: −$6,716
• − Property taxes: −$1,064
• − Insurance: −$600
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$3,488
• Taxable income: $6,276
• Est. tax owed @ 24.0%: −$1,506
• After-tax cash flow: $6,349/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

1 event — show timeline

• 2026-02-06 Listed $119,900 Zillow

Property tax history

+2.0%/yr

Latest (2021): $1,064 · +0.0% YoY. Source: county tax records.