141 High St · Plymouth, PA 18651

$155,000

3 bd · 1.5 ba · 1,280 sqft · SingleFamily public records · 8 Days on market

Built 1920 Est $134k · 15% over

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Why this score? — see what drove the F 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 +14.2/30.0
• DSCR +4.3/10.0
• 1% rule +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.6/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this well-maintained 3-bedroom, 2-bath property offering the perfect blend of comfort, space, and outdoor living. Situated on a generously sized lot, features plenty of off-street parking. Inside, you'll find inviting living spaces filled with character and warmth, along with spacious bedrooms and two bathrooms designed for everyday convenience. Highest & Best due Tuesday 6/16 12:00

Key facts

• Listed 8 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels
• Construction: Stucco and vinyl siding exterior
• Exterior features: Shed(s); Workshop

Interior

• Bedrooms: Total of 8 rooms (bedroom counts not specified)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Steam heating; Ceiling fan(s); Has cooling
• Interior features: Hardwood flooring; Fireplace in dining room; Partially finished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $25 ($299/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (13.7% below list).
• Recommended offer: $134k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 8.3% in Plymouth — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 66/100 on livability (#1,068 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: employment D, crime F, amenities F.
• Wyoming Valley West SD (suburban): math 18% / reading 42% proficiency, ranked #445 of 539 in PA (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 61 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $5k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $133,732 (13.7% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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?
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: 0.86% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.69%
• DSCR: 1.03
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $134,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
56 Elm St	0.21mi	3/1.0	1,234 (-4%)	4mo	$112,000	$91	78
103 Washington Ave	0.18mi	3/1.0	1,352 (+6%)	8mo	$180,000	$133	73
330 Palmer St	0.30mi	2/1.0 (-1)	1,300 (+2%)	10mo	$34,000	$26	68
44 Hillside Ave	0.22mi	2/1.5 (-1)	1,190 (-7%)	7mo	$85,000	$71	67
1 Morgan Ter	0.53mi	3/1.0	1,323 (+3%)	2mo	$187,000	$141	66
161 Center Ave	0.24mi	3/1.0	1,100 (-14%)	3mo	$70,000	$64	61
358 Shawnee Ave	0.63mi	3/1.0	1,305 (+2%)	7mo	$137,000	$105	60
134 Reynolds St	0.71mi	2/1.0 (-1)	1,302 (+2%)	2mo	$150,000	$115	55
45 Ferry St	0.38mi	3/1.0	1,135 (-11%)	8mo	$65,000	$57	54
400 Beade St	0.47mi	3/2.0	1,104 (-14%)	4mo	$135,000	$122	50
55 Barney St	0.67mi	3/1.0	1,139 (-11%)	1mo	$60,000	$53	48
252 Orchard St	0.73mi	3/1.5	1,381 (+8%)	7mo	$175,000	$127	47

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: -15.2%
• Equity multiple: 0.46×
• Total profit: $-23,534
• Equity at exit: $23,111

10-year hold

• IRR: -6.7%
• Equity multiple: 0.57×
• Total profit: $-18,467
• Equity at exit: $13,402

Cash invested: $43,400 (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 18651

• Home prices YoY: -11.5%
• Active inventory: 61
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,337 high
• Mortgage (P&I): −$813
• Tax from tax record: −$154 /mo · $1,850/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $25

Break-even live

Break-even rent $1,306

Max offer price $155,000

Occupancy floor 93%

Sensitivity live

Price	-10% $113	-5% $69	+0% $25	+5% $-19	+10% $-63
Rent	-10% $-81	-5% $-28	+0% $25	+5% $78	+10% $131
Rate	-1.0pp $103	-0.5pp $64	base $25	+0.5pp $-15	+1.0pp $-56

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48 E Shawnee Ave Plymouth, PA	3.0	1.0	1500	$1,250	$0.83	14d	1	0.16mi
210-212 Center Ave Plymouth, PA	3.0	1.0	1300	$1,200	$0.92	44d	1	0.26mi
241 Gould St Plymouth, PA	2.0	1.0	985	$1,150	$1.17	21d	1	0.35mi
535 W State St Plymouth, PA	3.0	1.0	1600	$1,500	$0.94	44d	1	0.59mi
338 W Shawnee Ave Plymouth, PA	2.0	1.5	945	$1,550	$1.64	14d	1	0.60mi
463 2nd St Plymouth, PA	3.0	1.0	1250	$1,500	$1.20	44d	1	0.80mi
134 Blair St Plymouth, PA	3.0	1.0	1300	$1,300	$1.00	21d	1	0.90mi
617 Fellows Ave Wilkes-Barre, PA	4.0	1.0	1100	$1,395	$1.27	14d	1	0.90mi
29 Franklin St Plymouth, PA	3.0	1.0	1426	$1,800	$1.26	14d	1	0.97mi
202 S Nesbitt St Unit 206 B Larksville, PA	3.0	1.0	1100	$1,500	$1.36	44d	1	1.02mi
100 Nesbitt St Unit 2 Larksville, PA	2.0	1.0	1200	$1,295	$1.08	44d	1	1.03mi
657 W Main St Plymouth, PA	3.0	1.0	1600	$1,700	$1.06	14d	1	1.05mi
206 Nesbitt St Larksville, PA	3.0	1.0	980	$1,325	$1.35	44d	1	1.08mi
229 Nesbitt St Larksville, PA	3.0	1.0	1000	$1,250	$1.25	44d	1	1.08mi
18 North St Plymouth, PA	2.0	1.0	1200	$1,300	$1.08	14d	1	1.24mi

Listing history 8 events

1. 2026-06-18
   days on market $155,000 Active 8 DOM
2. 2026-06-17
   days on market $155,000 Active 7 DOM
3. 2026-06-16
   days on market $155,000 Active 6 DOM
4. 2026-06-15
   remarks 402-char remark
5. 2026-06-15
   days on market $155,000 Active 5 DOM
6. 2026-06-14
   days on market $155,000 Active 3 DOM
7. 2026-06-13
   remarks 363-char remark
8. 2026-06-13
   listed $155,000 Active 2 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: $1,850 · $154/mo
• Projected year-2 tax: $2,149 · $179/mo
• Expected delta: +$300/yr (+$25/mo · 16.2%)

ⓘ 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 ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $16,048
• − Mortgage interest: −$8,682
• − Property taxes: −$1,850
• − Insurance: −$775
• − Repairs & maintenance: −$1,284
• − Management: −$1,284
• − Depreciation: −$4,509
• Taxable loss: −$2,336
• Est. tax savings @ 24.0%: +$561
• After-tax cash flow: $860/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: Wyoming Valley West SD
• NCES district ID: 4225950
• Math proficiency: 18% ▼ -11.00%
• Reading proficiency: 42% ▼ -12.00%
• Median HH income: $42,437
• Composite: 25.38/100
• National rank: #7470
• State rank: #445 of 539 in PA

Livability — Plymouth

• Score: 66/100
• State rank: #1068
• US rank: #12056

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plymouth, PA
• Population (ZIP): 8,672

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% Black 5% Two or more races 4%
• Hispanic origin (detail): Mexican 3% Dominican 5%
• Common ancestry: Romanian 19% Scotch-Irish 2% Iranian 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 7% Other Indo-European 1%

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: ▼ -29.78%
• Current HPI: 229.6791
• 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

• 2026-06-11 Listed $155,000 LCAR

Property tax history

+2.2%/yr

Latest (2026): $1,850 · +1.8% YoY. Source: county tax records.