210 212 Mcginnis St · Plymouth, PA 18651

$85,000

6 bd · 2.0 ba · 3,192 sqft · MultiFamily public records · 36 Days on market

Built 1900 $27/sqft · 53% below 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 +3.3/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Investor special! This 2-unit duplex in the heart of Plymouth, PA is full of potential. Each unit offers spacious layouts, separate entrances, and the chance to customize to your vision. Ideal for a flip, rental income, or house hacking. With some TLC, this property could shine again!

Key facts

• Spacious layouts
• 2 unit duplex
• Separate entrances

Tags

• 2 UNIT DUPLEX
• SPACIOUS LAYOUTS
• SEPARATE ENTRANCES
• RENTAL INCOME

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $85k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $772/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 29.0% vs local median 8.3% in Plymouth — 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 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; 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 $588 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $38k; list at $85k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 3.37% ✓
• Cap rate: 29.04%
• Cash-on-cash: 81.23%
• DSCR: 4.61
• GRM: 2.5

CMA / ARV

• ARV (median comp): $180,407
• List price: $85,000
• Delta: -52.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400-402 Main St	0.33mi	6/2.0	3,184 (-0%)	20mo	$220,000	$69	67
132-134 Pierce St	0.21mi	5/3.0 (-1)	2,970 (-7%)	3mo	$170,000	$57	67
38 40 Jeanette St	0.25mi	6/2.0	2,872 (-10%)	11mo	$183,000	$64	63
108-110 Cherry St	0.23mi	6/2.5	2,774 (-13%)	9mo	$110,000	$40	58
102 Cherry St	0.23mi	6/4.0	2,900 (-9%)	12mo	$245,000	$84	56
59-61 Hillside Ave	0.40mi	6/2.0	3,000 (-6%)	20mo	$84,000	$28	54
160 162 Church St	0.31mi	6/3.0	2,792 (-12%)	12mo	$230,000	$82	51
71 High St	0.35mi	7/4.0 (+1)	3,050 (-4%)	15mo	$225,000	$74	50
438 440 Main St	0.35mi	6/3.0	2,870 (-10%)	16mo	$180,000	$63	50
125 127 Cherry St	0.23mi	6/30.0	2,826 (-12%)	16mo	$130,000	$46	37
47-49 Center Ave	0.50mi	7/4.0 (+1)	3,467 (+9%)	15mo	$370,000	$107	37

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: 78.0%
• Equity multiple: 4.56×
• Total profit: $84,733
• Equity at exit: $12,674

10-year hold

• IRR: 81.5%
• Equity multiple: 9.44×
• Total profit: $200,972
• Equity at exit: $7,349

Cash invested: $23,800 (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 18651

• Home prices YoY: -11.5%
• Active inventory: 61
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,866 high
• Mortgage (P&I): −$446
• Tax from tax record: −$172 /mo · $2,062/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$602
• Net cashflow: $1,545

Break-even live

Break-even rent $911

Max offer price $85,000

Occupancy floor 41%

Sensitivity live

Price	-10% $1,593	-5% $1,569	+0% $1,545	+5% $1,521	+10% $1,497
Rent	-10% $1,318	-5% $1,431	+0% $1,545	+5% $1,658	+10% $1,771
Rate	-1.0pp $1,587	-0.5pp $1,566	base $1,545	+0.5pp $1,523	+1.0pp $1,500

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,866
Total (2 units)			$2,866

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-31
   status $85,000 Pending 36 DOM
2. 2026-05-30
   days on market $85,000 Active 36 DOM
3. 2026-05-01
   status Active 285-char remark

   Show marketing remark (285 chars)

   Investor special! This 2-unit duplex in the heart of Plymouth, PA is full of potential. Each unit offers spacious layouts, separate entrances, and the chance to customize to your vision. Ideal for a flip, rental income, or house hacking. With some TLC, this property could shine again!

4. 2026-04-22
   status Pending 285-char remark

   Show marketing remark (285 chars)

   Investor special! This 2-unit duplex in the heart of Plymouth, PA is full of potential. Each unit offers spacious layouts, separate entrances, and the chance to customize to your vision. Ideal for a flip, rental income, or house hacking. With some TLC, this property could shine again!

5. 2026-04-15
   listed $85,000 Active 285-char remark

   Show marketing remark (285 chars)

   Investor special! This 2-unit duplex in the heart of Plymouth, PA is full of potential. Each unit offers spacious layouts, separate entrances, and the chance to customize to your vision. Ideal for a flip, rental income, or house hacking. With some TLC, this property could shine again!

6. 2022-12-05
   soldstatus $38,000
7. 2022-12-02
   historical 170-char remark

   Show marketing remark (170 chars)

   3 unit property in Plymouth in need complete rehab. 2 units are 2 bed & 1 bath and 1 unit is 1 bed & 1 bath. Gas heat. Great property for investors. Cash only

8. 2022-12-02
   soldstatus $38,000 Closed 170-char remark

   Show marketing remark (170 chars)

   3 unit property in Plymouth in need complete rehab. 2 units are 2 bed & 1 bath and 1 unit is 1 bed & 1 bath. Gas heat. Great property for investors. Cash only

9. 2022-11-10
   status Pending 170-char remark

   Show marketing remark (170 chars)

   3 unit property in Plymouth in need complete rehab. 2 units are 2 bed & 1 bath and 1 unit is 1 bed & 1 bath. Gas heat. Great property for investors. Cash only

10. 2022-11-09
    listed $35,000 Active 170-char remark

    Show marketing remark (170 chars)

    3 unit property in Plymouth in need complete rehab. 2 units are 2 bed & 1 bath and 1 unit is 1 bed & 1 bath. Gas heat. Great property for investors. Cash only

11. 2022-08-12
    soldstatus $5,000

ⓘ 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: $2,062 · $172/mo
• Projected year-2 tax: $2,062 · $172/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 X (unshaded) · 99% 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: $34,392
• − Mortgage interest: −$4,761
• − Property taxes: −$2,062
• − Insurance: −$1,222
• − Repairs & maintenance: −$2,751
• − Management: −$2,751
• − Depreciation: −$2,473
• Taxable income: $18,371
• Est. tax owed @ 24.0%: −$4,409
• After-tax cash flow: $14,127/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

+1600.0% since first listed

9 events — show timeline

• 2026-05-01 Relisted — LCAR
• 2026-04-22 Pending — LCAR
• 2026-04-15 Listed $85,000 LCAR
• 2022-12-05 Sold (Public Records) $38,000 Public Records
• 2022-12-02 Delisted — LCAR
• 2022-12-02 Sold (MLS) $38,000 LCAR
• 2022-11-10 Pending — LCAR
• 2022-11-09 Listed $35,000 LCAR
• 2022-08-12 Sold (Public Records) $5,000 Public Records

Property tax history

+2.2%/yr

Latest (2026): $2,062 · +1.8% YoY. Source: county tax records.