74 Smith Row · Plymouth, PA 18651

$131,900

3 bd · 1.0 ba · 1,262 sqft · SingleFamily public records · 35 Days on market

Built 1900 $105/sqft · 13% above area Est $178k · 26% under

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Why this score? — see what drove the C+ 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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

For records purposes only

Key facts

• Off street parking
• Rear yard
• Low taxes

Tags

• MOVE IN READY
• REAR YARD
• OFF STREET PARKING
• LOW TAXES

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Utilities: Public water
• Home design: Two-story single-family residence; Residential property; Vinyl siding
• Construction: Built area above grade: 1,925; Vinyl siding construction
• Exterior features: Deck; Patio; Porch

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating with forced air
• Interior features: 6 total rooms; Basement with dirt floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $132k).
• Recommended offer: $128k (3.0% below list) — sets the bar for market timing.

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.
• Greater Nanticoke Area SD (suburban): math 14% / reading 34% proficiency, ranked #479 of 539 in PA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 61 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $912 of loan paydown is wiped out by about $4k 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 35 days — a 3% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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.

Risks & watch-outs

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

Recommended offer $127,943 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.10% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.45%
• DSCR: 1.42
• GRM: 7.6

CMA / ARV

• ARV (median comp): $178,250
• List price: $131,900
• Delta: -26.00%
• 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
124 Mras St	0.54mi	3/1.5	1,260 (-0%)	0mo	$189,000	$150	72
926 Main St	0.32mi	3/2.0	1,202 (-5%)	4mo	$170,000	$141	70
968 Main St	0.40mi	3/1.0	1,330 (+5%)	8mo	$89,900	$68	66
684 Lee St	0.25mi	3/1.0	1,440 (+14%)	3mo	$170,000	$118	63
134 Reynolds St	0.60mi	2/1.0 (-1)	1,302 (+3%)	2mo	$150,000	$115	60
341 Mountain Rd	0.44mi	3/1.0	1,378 (+9%)	7mo	$121,900	$88	58
343 Mountain Rd	0.44mi	2/1.0 (-1)	1,182 (-6%)	7mo	$100,000	$85	58
52 Franklin St	0.39mi	3/1.0	1,434 (+14%)	2mo	$155,000	$108	58
358 Shawnee Ave	0.67mi	3/1.0	1,305 (+3%)	7mo	$137,000	$105	58
89 Coal St	0.27mi	3/1.0	1,088 (-14%)	11mo	$115,000	$106	55
122 Flat Rd	0.56mi	3/1.5	1,325 (+5%)	11mo	$217,150	$164	54
252 Orchard St	0.68mi	3/1.5	1,381 (+9%)	7mo	$175,000	$127	45

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-2,870
• Equity at exit: $19,667

10-year hold

• IRR: 7.6%
• Equity multiple: 1.58×
• Total profit: $21,294
• Equity at exit: $11,404

Cash invested: $36,932 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,452 high
• Mortgage (P&I): −$692
• Tax from tax record: −$110 /mo · $1,321/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $291

Break-even live

Break-even rent $1,085

Max offer price $131,900

Occupancy floor 75%

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: $32,975
• Closing costs: $3,957
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 North St Plymouth, PA	2.0	1.0	1200	$1,300	$1.08	13d	1	0.20mi
657 W Main St Plymouth, PA	3.0	1.0	1600	$1,700	$1.06	13d	1	0.38mi
29 Franklin St Plymouth, PA	3.0	1.0	1426	$1,800	$1.26	13d	1	0.41mi
134 Blair St Plymouth, PA	3.0	1.0	1300	$1,300	$1.00	21d	1	0.42mi
463 2nd St Plymouth, PA	3.0	1.0	1250	$1,500	$1.20	44d	1	0.56mi
338 W Shawnee Ave Plymouth, PA	2.0	1.5	945	$1,550	$1.64	13d	1	0.72mi
210-212 Center Ave Plymouth, PA	3.0	1.0	1300	$1,200	$0.92	44d	1	1.08mi
48 E Shawnee Ave Plymouth, PA	3.0	1.0	1500	$1,250	$0.83	13d	1	1.16mi

Listing history 10 events

1. 2026-06-07
   statusdays on market $131,900 Pending 35 DOM
2. 2026-06-05
   days on market $131,900 Active 33 DOM
3. 2026-06-02
   days on market $131,900 Active 31 DOM
4. 2026-06-01
   days on market $131,900 Active 30 DOM
5. 2026-05-31
   days on market $131,900 Active 29 DOM
6. 2026-05-30
   days on market $131,900 Active 28 DOM
7. 2026-05-02
   listed $131,900 Active 328-char remark
8. 2019-08-30
   soldstatus $15,000 25-char remark

   Show marketing remark (25 chars)

   For records purposes only

9. 2019-08-30
   listed $15,000 25-char remark

   Show marketing remark (25 chars)

   For records purposes only

10. 2019-06-22
    listed $28,900

ⓘ 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: $1,321 · $110/mo
• Projected year-2 tax: $1,703 · $142/mo
• Expected delta: +$381/yr (+$32/mo · 28.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $17,430
• − Mortgage interest: −$7,388
• − Property taxes: −$1,321
• − Insurance: −$660
• − Repairs & maintenance: −$1,394
• − Management: −$1,394
• − Depreciation: −$3,837
• Taxable income: $1,435
• Est. tax owed @ 24.0%: −$344
• After-tax cash flow: $3,144/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: Greater Nanticoke Area SD
• NCES district ID: 4216290
• Math proficiency: 14% ▼ -8.00%
• Reading proficiency: 34% ▼ -14.00%
• Median HH income: $38,990
• Composite: 20.1/100
• National rank: #8647
• State rank: #479 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

• 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

+384.4% since first listed

6 events — show timeline

• 2026-06-12 Sold (MLS) $140,000 LCAR
• 2026-06-06 Pending — LCAR
• 2026-05-02 Listed $131,900 LCAR
• 2019-08-30 Listed $15,000 LCAR
• 2019-08-30 Sold (MLS) $15,000 LCAR
• 2019-06-22 Listed $28,900 LCAR

Property tax history

+1.5%/yr

Latest (2026): $1,321 · +0.5% YoY. Source: county tax records.