29 Dexter St · Hanover, PA 18706

$99,000

3 bd · 1.5 ba · 1,344 sqft · SingleFamily public records · 76 Days on market

Built 1900 $74/sqft · 32% below area Est $131k · 24% under ↓ 17% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention Investors! This 3-bedroom, 1.5-bath property is a great opportunity to add value and build equity. Located near the border of Hanover Township and Wilkes-Barre, this home offers strong potential for a single family home, rental or flip. Schedule your showing today!

Key facts

• Garage
• Built 1900
• Listed 76 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $-46 ($-553/yr) — negative.
• To cash-flow at today's rent, offer at most $91k (8.2% below list).
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $91k (8.2% below list) — sets the bar for cash-flow.
• Cap rate 10.9% vs local median 3.7% in Hanover — 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 (#373 in PA, #3,295 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, employment D, commute F.
• Hanover Area SD (suburban): math 19% / reading 25% proficiency, ranked #484 of 539 in PA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Hanover Green El Sch (308 students, 94% FRL); Hanover Area Memorial El Sch (math 8% / reading 22%, grade F, #1,323 of 1,518 statewide, top 89%, 310 students, 99% FRL); Hanover Area Jshs (math 27% / reading 27%, grade F, #365 of 437 statewide, top 85%, 930 students, 84% FRL) — zoned schools average 92% FRL vs 48% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 83 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $684 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.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,856 (8.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.39% ✓
• Cap rate: 10.90%
• Cash-on-cash: 16.47%
• DSCR: 1.73
• GRM: 6.0

CMA / ARV

• ARV (median comp): $130,559
• List price: $99,000
• Delta: -24.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
231 Division St	0.11mi	3/1.5	1,440 (+7%)	2mo	$140,000	$97	81
34 Lee Park Ave	0.17mi	3/1.5	1,495 (+11%)	2mo	$176,000	$118	72
166 Lawrence St	0.51mi	3/1.0	1,312 (-2%)	1mo	$189,900	$145	69
20 Regent St	0.48mi	3/1.5	1,390 (+3%)	6mo	$165,000	$119	67
231 Boland Ave	0.50mi	3/1.0	1,280 (-5%)	2mo	$160,000	$125	65
76 Willow St	0.28mi	3/1.5	1,500 (+12%)	3mo	$195,000	$130	65
40 Corlear St	0.67mi	3/1.5	1,282 (-5%)	2mo	$215,000	$168	60
342 Horton St	0.42mi	4/1.5 (+1)	1,472 (+10%)	2mo	$185,000	$126	58
192 Phillips St	0.63mi	3/1.0	1,264 (-6%)	2mo	$150,500	$119	57
123 Willow St	0.35mi	2/1.0 (-1)	1,172 (-13%)	0mo	$160,000	$137	55
254 Phillips St	0.72mi	3/1.0	1,410 (+5%)	6mo	$160,000	$113	51
13 Leuder St	0.61mi	2/1.5 (-1)	1,488 (+11%)	6mo	$135,000	$91	44

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: -19.2%
• Equity multiple: 0.33×
• Total profit: $-18,682
• Equity at exit: $14,761

10-year hold

• IRR: -11.1%
• Equity multiple: 0.32×
• Total profit: $-18,842
• Equity at exit: $8,560

Cash invested: $27,720 (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 18706

• Active inventory: 83
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,377 high
• Mortgage (P&I): −$519
• Tax from tax record: −$147 /mo · $1,760/yr
• Insurance: −$41
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $-46

Break-even live

Break-even rent $1,435

Max offer price $90,856

Occupancy floor 98%

Sensitivity live

Price	-10% $10	-5% $-18	+0% $-46	+5% $-74	+10% $-102
Rent	-10% $-155	-5% $-100	+0% $-46	+5% $8	+10% $63
Rate	-1.0pp $4	-0.5pp $-21	base $-46	+0.5pp $-72	+1.0pp $-98

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Woodbury St Hanover Township, PA	2.0	1.0	1000	$1,100	$1.10	45d	1	0.07mi
75 Oxford St Hanover Township, PA	2.0	1.0	900	$950	$1.06	15d	1	0.10mi
284 Barney St Wilkes Barre, PA	3.0	1.0	1070	$1,600	$1.50	46d	1	0.31mi
129 Carlisle St Wilkes Barre, PA	2.0	1.0	1005	$1,200	$1.19	15d	1	0.32mi
27 Oak St Wilkes Barre, PA	3.0	1.5	1500	$1,700	$1.13	45d	1	0.33mi
216 Horton St Wilkes Barre, PA	3.0	1.5	1475	$1,575	$1.07	45d	1	0.38mi
342 Horton St Wilkes Barre, PA	3.0	1.5	1472	$1,650	$1.12	15d	1	0.41mi
68 Circle Dr Hanover Township, PA	3.0	1.5	950	$1,800	$1.89	15d	1	0.48mi
100-102 Westminster St Wilkes-Barre, PA	2.0	1.0	1100	$1,150	$1.05	15d	1	0.65mi
100-102 Westminster St Wilkes-Barre, PA	2.0	1.0	1200	$1,150	$0.96	23d	1	0.65mi
100 Westminster St Wilkes Barre, PA	4.0	1.0	1150	$1,400	$1.22	15d	1	0.66mi
34 Barney St Fl Right Wilkes-Barre, PA	2.0	1.0	1000	$1,195	$1.20	45d	1	0.73mi
26 Bradford St Wilkes Barre, PA	3.0	1.5	1056	$1,400	$1.33	15d	1	0.76mi
1259 Sively St Wilkes-Barre, PA	3.0	1.0	1232	$1,550	$1.26	45d	1	0.77mi
96 McLean St Wilkes-Barre Township, PA	3.0	1.0	1535	$1,550	$1.01	45d	1	0.80mi
75 Melrose Ave Apt 2 Wilkes-Barre, PA	2.0	1.0	1150	$1,250	$1.09	45d	1	0.83mi
75 Wood St Wilkes Barre, PA	2.0	1.0	990	$1,300	$1.31	45d	1	0.86mi
86 Maffett St Wilkes-Barre, PA	2.0	1.0	1032	$1,300	$1.26	45d	1	0.98mi
617 Fellows Ave Wilkes-Barre, PA	4.0	1.0	1100	$1,395	$1.27	15d	1	1.00mi
239 Poplar St Wilkes Barre, PA	3.0	1.5	1100	$1,350	$1.23	45d	1	1.01mi
104 Old River Rd Wilkes Barre, PA	3.0	1.5	1600	$1,800	$1.12	45d	1	1.02mi
132 Sambourne St Wilkes Barre, PA	2.0	1.0	1000	$1,250	$1.25	23d	1	1.10mi
6 Magnolia St Wilkes Barre, PA	3.0	2.5	1700	$1,450	$0.85	45d	1	1.20mi
159 New Mallery Pl Unit 2 Wilkes-Barre, PA	2.0	1.0	1020	$950	$0.93	45d	1	1.20mi
233 Gilligan St Wilkes Barre, PA	3.0	1.0	1440	$1,600	$1.11	23d	1	1.21mi
131 Academy St Wilkes Barre, PA	3.0	1.0	1300	$1,500	$1.15	45d	1	1.24mi
403 S Franklin St Wilkes Barre, PA	2.0	1.0	900	$1,050	$1.17	23d	1	1.27mi
26 Stanley St Wilkes Barre, PA	2.0	1.0	950	$1,650	$1.74	45d	1	1.27mi
202 S Nesbitt St Unit 206 B Larksville, PA	3.0	1.0	1100	$1,500	$1.36	45d	1	1.29mi
155 W River St Wilkes Barre, PA	3.0	2.0	1100	$1,425	$1.30	45d	1	1.31mi
407 McLean St Wilkes Barre, PA	3.0	1.0	1482	$1,400	$0.94	15d	1	1.36mi
32 Murray St Unit 34 Wilkes-Barre, PA	3.0	1.0	930	$1,100	$1.18	23d	1	1.42mi
109 Barnes St Unit C Ashley, PA	2.0	1.0	925	$1,045	$1.13	23d	1	1.47mi
241 Gould St Plymouth, PA	2.0	1.0	985	$1,150	$1.17	23d	1	1.50mi

Listing history 17 events

1. 2026-06-21
   days on market $99,000 Active 76 DOM
2. 2026-06-18
   days on market $99,000 Active 73 DOM
3. 2026-06-17
   days on market $99,000 Active 72 DOM
4. 2026-06-16
   days on market $99,000 Active 71 DOM
5. 2026-06-15
   days on market $99,000 Active 70 DOM
6. 2026-06-14
   days on market $99,000 Active 68 DOM
7. 2026-06-13
   days on market $99,000 Active 67 DOM
8. 2026-06-10
   days on market $99,000 Active 65 DOM
9. 2026-06-09
   days on market $99,000 Active 64 DOM
10. 2026-06-08
    days on market $99,000 Active 63 DOM
11. 2026-06-07
    days on market $99,000 Active 62 DOM
12. 2026-06-02
    days on market $99,000 Active 57 DOM
13. 2026-06-01
    days on market $99,000 Active 56 DOM
14. 2026-05-31
    days on market $99,000 Active 55 DOM
15. 2026-05-30
    days on market $99,000 Active 54 DOM
16. 2026-05-11
    price $99,000 275-char remark

    Show marketing remark (275 chars)

    Attention Investors! This 3-bedroom, 1.5-bath property is a great opportunity to add value and build equity. Located near the border of Hanover Township and Wilkes-Barre, this home offers strong potential for a single family home, rental or flip. Schedule your showing today!

17. 2026-04-06
    listed $119,900 Active 275-char remark

    Show marketing remark (275 chars)

    Attention Investors! This 3-bedroom, 1.5-bath property is a great opportunity to add value and build equity. Located near the border of Hanover Township and Wilkes-Barre, this home offers strong potential for a single family home, rental or flip. Schedule your showing today!

ⓘ 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: $1,760 · $147/mo
• Projected year-2 tax: $1,760 · $147/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 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: $16,520
• − Mortgage interest: −$5,546
• − Property taxes: −$1,760
• − Insurance: −$5,614
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − Depreciation: −$2,880
• Taxable loss: −$1,923
• Est. tax savings @ 24.0%: +$461
• After-tax cash flow: $-92/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: Hanover Area SD
• NCES district ID: 4211420
• Math proficiency: 19% ▼ -3.00%
• Reading proficiency: 25% ▼ -21.00%
• Median HH income: $40,015
• Composite: 18.6/100
• National rank: #8903
• State rank: #484 of 539 in PA

Livability — Hanover

• Score: 76/100
• State rank: #373
• US rank: #3295

Category grades

Amenities C- 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

• County: Luzerne County · 118,885 people
• City population: 56,443
• Metro: Scranton--Wilkes-Barre, PA
• Population (ZIP): 16,387
• Household income: $58,558
• Rent vs Own: 33.7% rent · 66.3% own
• Severe rent burden: 568.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 17% Two or more races 11% Black 3%
• Hispanic origin (detail): Puerto Rican 9% Dominican 4%
• Common ancestry: Romanian 18% Scotch-Irish 3% Subsaharan African 1%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Asian/Pacific 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: ▼ -150.02%
• Current HPI: 196.19
• Rent YoY: —
• Metro: Scranton--Wilkes-Barre, PA
• 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

-17.4% since first listed

2 events — show timeline

• 2026-05-11 Price Changed $99,000 LCAR
• 2026-04-06 Listed $119,900 LCAR

Property tax history

+0.8%/yr

Latest (2026): $1,760 · +0.3% YoY. Source: county tax records.