2287 Sans Souci Pkwy · Nanticoke, PA 18706

$165,000

4 bd · 2.5 ba · 1,656 sqft · Townhouse public records · 2 Days on market

Built 1930 8,712 sqft lot

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Why this score? — see what drove the D+ 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 +18.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained half double conveniently located on highly traveled Sans Souci Parkway in Hanover Township, directly across from a shopping plaza, offering easy access to restaurants, retail stores, and everyday conveniences. This home has 4 bedrooms and 2.5 bathrooms, providing plenty of room for a growing family or anyone seeking extra living space. The property boasts a large backyard, perfect for outdoor entertaining, gardening, or recreation, along with a private driveway and garage for ample parking and storage. Several major updates have already been completed, including a new roof installed in 2022 and a complete plumbing replacement in 2022, offering peace of mind

Key facts

• Private driveway
• Large backyard
• New roof

Tags

• LARGE BACKYARD
• PRIVATE DRIVEWAY
• NEW ROOF
• COMPLETE PLUMBING REPLACEMENT
• FULLY RENOVATED BATHROOM
• FULL BATHROOM IN BASEMENT

Property features AI

Exterior

• Parking: 1-car garage; 2 open parking spaces
• Home design: Duplex; Attached property; Townhouse
• Construction: Basement: Concrete
• Exterior features: 0.2-acre lot; Subdivision: None

Interior

• Kitchen: Gas Range
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Steam heating; Natural gas heating; Wall unit cooling
• Interior features: Unfurnished; Concrete basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $165k.

Deal economics

• At list price, monthly cash flow is $75 ($896/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 $157k (4.6% below list).
• Recommended offer: $157k (4.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#520 in PA, #4,791 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F, employment D-.
• 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; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).
• This rent runs 32% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,420 (4.6% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.95% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.67%
• DSCR: 1.16
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -13.2%
• Equity multiple: 0.53×
• Total profit: $-21,940
• Equity at exit: $24,602

10-year hold

• IRR: -4.2%
• Equity multiple: 0.72×
• Total profit: $-12,814
• Equity at exit: $14,266

Cash invested: $46,200 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,574 high
• Mortgage (P&I): −$865
• Tax from tax record: −$168 /mo · $2,022/yr
• Insurance: −$69
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $75

Break-even live

Break-even rent $1,480

Max offer price $165,000

Occupancy floor 90%

Sensitivity live

Price	-10% $168	-5% $121	+0% $75	+5% $28	+10% $-19
Rent	-10% $-50	-5% $12	+0% $75	+5% $137	+10% $199
Rate	-1.0pp $158	-0.5pp $117	base $75	+0.5pp $32	+1.0pp $-12

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Loomis Park Hanover Township, PA	3.0	1.0	1152	$1,300	$1.13	15d	1	0.59mi
3122 S Main St Unit 2 Wilkes-Barre, PA	4.0	1.0	1100	$1,300	$1.18	23d	1	1.09mi
92 Diamond Ave Hanover Township, PA	3.0	1.0	1150	$1,400	$1.22	46d	1	1.29mi
320 South St Wilkes-Barre, PA	3.0	1.0	1200	$1,400	$1.17	45d	1	1.37mi
295 State St Nanticoke, PA	3.0	1.0	1781	$1,600	$0.90	15d	1	1.38mi
221 Bauer St Hanover Township, PA	3.0	1.0	1375	$1,600	$1.16	23d	1	1.39mi
221 Bauer St Hanover Township, PA	3.0	1.0	1200	$1,600	$1.33	45d	1	1.39mi
260 E Green St Nanticoke, PA	3.0	1.5	1350	$1,400	$1.04	45d	1	1.41mi

Listing history 3 events

1. 2026-06-14
   price $165,000 Pending 2 DOM
2. 2026-06-07
   remarks 699-char remark
3. 2026-06-07
   listed $160,000 Pending 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: $2,022 · $168/mo
• Projected year-2 tax: $2,314 · $193/mo
• Expected delta: +$293/yr (+$24/mo · 14.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 76% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 18 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: $18,890
• − Mortgage interest: −$9,243
• − Property taxes: −$2,022
• − Insurance: −$1,622
• − Repairs & maintenance: −$1,511
• − Management: −$1,511
• − Depreciation: −$4,800
• Taxable loss: −$1,819
• Est. tax savings @ 24.0%: +$436
• After-tax cash flow: $1,332/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 — Nanticoke

• Score: 74/100
• State rank: #520
• US rank: #4791

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Luzerne County · 118,885 people
• 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

2 events — show timeline

• 2026-06-07 Pending — PMAR
• 2026-06-05 Listed $160,000 PMAR

Property tax history

+0.8%/yr

Latest (2026): $2,022 · +0.3% YoY. Source: county tax records.