146 Reynolds St · Plymouth, PA 18651

$114,900

3 bd · 1.0 ba · 1,288 sqft · SingleFamily public records · 21 Days on market

Built 1900 1,742 sqft lot Est $135k · 15% under ↓ 4% since listing

---

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 +27.7/30.0
• ARV discount +14.3/15.0
• DSCR +9.7/10.0
• 1% rule +7.7/10.0
• 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

Listing remarks

Modern three-bedroom, one-bathroom home in Plymouth featuring recent renovations throughout - including updated electrical & plumbing. The interior offers a clean, functional layout with refreshed finishes, while the exterior includes a private backyard patio space. // Property is Realtor Owned.

Key facts

• Updated electrical
• Recent renovations
• Updated plumbing

Tags

• RECENT RENOVATIONS
• UPDATED ELECTRICAL
• UPDATED PLUMBING
• PRIVATE BACKYARD PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 8.0% in Plymouth — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: State El Ctr (math 8% / reading 32%, grade F, #1,248 of 1,518 statewide, top 83%, 1,353 students, 100% FRL); Wyoming Valley West Ms (math 13% / reading 41%, grade F, #404 of 512 statewide, top 80%, 1,191 students, 100% FRL); Wyoming Valley West Shs (math 57% / reading 24%, grade F, #255 of 437 statewide, top 60%, 1,357 students, 100% FRL) — zoned schools average 100% FRL vs 56% district-wide (44 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 62 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $794 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 $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,176 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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.
5. 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.
6. 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: 1.27% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.87%
• DSCR: 1.57
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $135,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
134 Reynolds St	0.02mi	2/1.0 (-1)	1,302 (+1%)	2mo	$150,000	$115	90
358 Shawnee Ave	0.11mi	3/1.0	1,305 (+1%)	7mo	$137,000	$105	87
252 Orchard St	0.19mi	3/1.5	1,381 (+7%)	7mo	$175,000	$127	72
52 Franklin St	0.33mi	3/1.0	1,434 (+11%)	2mo	$155,000	$108	65
124 Mras St	0.64mi	3/1.5	1,260 (-2%)	0mo	$189,000	$150	64
684 Lee St	0.35mi	3/1.0	1,440 (+12%)	3mo	$170,000	$118	62
341 Mountain Rd	0.56mi	3/1.0	1,378 (+7%)	7mo	$121,900	$88	56
161 Center Ave	0.48mi	3/1.0	1,100 (-15%)	3mo	$70,000	$64	51
44 Hillside Ave	0.52mi	2/1.5 (-1)	1,190 (-8%)	7mo	$85,000	$71	50
343 Mountain Rd	0.57mi	2/1.0 (-1)	1,182 (-8%)	7mo	$100,000	$85	49
113 Gaylord Ave	0.45mi	3/1.5	1,478 (+15%)	9mo	$154,500	$105	45
76 Rear Walnut St	0.62mi	3/1.0	1,116 (-13%)	10mo	$93,000	$83	40

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: 2.7%
• Equity multiple: 1.11×
• Total profit: $3,396
• Equity at exit: $17,132

10-year hold

• IRR: 12.3%
• Equity multiple: 1.98×
• Total profit: $31,390
• Equity at exit: $9,934

Cash invested: $32,172 (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: 62
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,460 high
• Mortgage (P&I): −$603
• Tax from tax record: −$157 /mo · $1,890/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $345

Break-even live

Break-even rent $1,023

Max offer price $114,900

Occupancy floor 71%

Sensitivity live

Price	-10% $410	-5% $378	+0% $345	+5% $313	+10% $280
Rent	-10% $230	-5% $288	+0% $345	+5% $403	+10% $460
Rate	-1.0pp $403	-0.5pp $374	base $345	+0.5pp $315	+1.0pp $285

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
463 2nd St Plymouth, PA	3.0	1.0	1250	$1,500	$1.20	45d	1	0.12mi
338 W Shawnee Ave Plymouth, PA	2.0	1.5	945	$1,550	$1.64	15d	1	0.13mi
134 Blair St Plymouth, PA	3.0	1.0	1300	$1,300	$1.00	22d	1	0.23mi
29 Franklin St Plymouth, PA	3.0	1.0	1426	$1,800	$1.26	15d	1	0.38mi
210-212 Center Ave Plymouth, PA	3.0	1.0	1300	$1,200	$0.92	45d	1	0.46mi
657 W Main St Plymouth, PA	3.0	1.0	1600	$1,700	$1.06	15d	1	0.47mi
48 E Shawnee Ave Plymouth, PA	3.0	1.0	1500	$1,250	$0.83	15d	1	0.55mi
18 North St Plymouth, PA	2.0	1.0	1200	$1,300	$1.08	15d	1	0.59mi
241 Gould St Plymouth, PA	2.0	1.0	985	$1,150	$1.17	22d	1	1.05mi
535 W State St Plymouth, PA	3.0	1.0	1600	$1,500	$0.94	45d	1	1.10mi
617 Fellows Ave Wilkes-Barre, PA	4.0	1.0	1100	$1,395	$1.27	15d	1	1.24mi

Listing history 3 events

1. 2026-04-18
   status Pending
2. 2026-04-10
   price $114,900
3. 2026-03-28
   listed $120,000 Active

ⓘ 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: $1,890 · $157/mo
• Projected year-2 tax: $1,890 · $157/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 4/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,515
• − Mortgage interest: −$6,436
• − Property taxes: −$1,890
• − Insurance: −$574
• − Repairs & maintenance: −$1,401
• − Management: −$1,401
• − Depreciation: −$3,343
• Taxable income: $2,470
• Est. tax owed @ 24.0%: −$593
• After-tax cash flow: $3,549/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

-4.2% since first listed

3 events — show timeline

• 2026-04-18 Pending — LCAR
• 2026-04-10 Price Changed $114,900 LCAR
• 2026-03-28 Listed $120,000 LCAR

Property tax history

+2.2%/yr

Latest (2026): $1,890 · +1.8% YoY. Source: county tax records.