316 W 3rd St · Nescopeck, PA 18635

$209,000

4 bd · 4.0 ba · 1,646 sqft · MultiFamily public records · 4 Days on market

Built 1900 10,018 sqft lot Est $150k · 40% over

---

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
• Appreciation +6.6/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Multi-family units

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

Listing remarks

Duplex Investment Property for Sale in Nescopeck, PA | Large Lot | Income-Producing Rental. Investor opportunity in Nescopeck, PA. This 2-unit multifamily property offers immediate rental income, a strong rental history, and a large lot with potential for additional outdoor amenities, parking, or future improvements. Each unit provides separate living space, making this an ideal addition to an investment portfolio or an opportunity for an owner-occupant seeking rental income to offset housing expenses. The property has consistently attracted tenants and is conveniently located. Looking to expand your portfolio? This property is located adjacent to 308-314 W Third Street, which is also avail

Key facts

• Large lot
• 0.23 acre lot
• Built 1900

Tags

• DUPLEX INVESTMENT PROPERTY
• LARGE LOT
• INCOME PRODUCING RENTAL
• STRONG RENTAL HISTORY
• TOTAL OF 8 RENTAL UNITS

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer
• Home design: Residential income property (multi-unit)
• Construction: Aluminum siding with frame construction; No listed foundation details; Built area above grade: 1,646
• Exterior features: Asphalt roof; Sidewalks on the property

Interior

• Kitchen: Includes range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating present
• Interior features: Range (cooking appliance); Unfinished basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $209k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $556/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $209k).

Location & tenants

• Location reads 73/100 on livability (#571 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Berwick Area SD (other): math 32% / reading 57% proficiency, ranked #291 of 539 in PA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 69 active listings in the ZIP; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (3.2% local appreciation)).
• Luzerne County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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: flood insurance adds $66/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 1.51% ✓
• Cap rate: 13.06%
• Cash-on-cash: 24.17%
• DSCR: 2.08
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $149,786
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
423 E 4th St	0.14mi	4/2.0	1,630 (-1%)	24mo	$148,500	$91	64
820 E 2nd St	0.52mi	4/2.0	1,800 (+9%)	11mo	$150,000	$83	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.4%
• Equity multiple: 2.68×
• Total profit: $98,218
• Equity at exit: $96,311

10-year hold

• IRR: 29.6%
• Equity multiple: 5.23×
• Total profit: $247,703
• Equity at exit: $150,268

Cash invested: $58,520 (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 18635

• Home prices YoY: 1.3%
• Active inventory: 69
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $3,148 medium
• Mortgage (P&I): −$1,096
• Tax from tax record: −$125 /mo · $1,501/yr
• Insurance: −$87
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$661
• Net cashflow: $1,112

Break-even live

Break-even rent $1,740

Max offer price $209,000

Occupancy floor 60%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$3,148
Total (2 units)			$3,148

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-19
   days on market $209,000 Active 4 DOM
2. 2026-06-18
   days on market $209,000 Active 3 DOM
3. 2026-06-17
   days on market $209,000 Active 2 DOM
4. 2026-06-16
   remarks 699-char remark
5. 2026-06-16
   listed $209,000 Active 1 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: $1,501 · $125/mo
• Projected year-2 tax: $2,402 · $200/mo
• Expected delta: +$901/yr (+$75/mo · 60.0%)

ⓘ 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 (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,776
• − Mortgage interest: −$11,707
• − Property taxes: −$1,501
• − Insurance: −$1,842
• − Repairs & maintenance: −$3,022
• − Management: −$3,022
• − Depreciation: −$6,080
• Taxable income: $10,601
• Est. tax owed @ 24.0%: −$2,544
• After-tax cash flow: $10,803/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: Berwick Area SD
• NCES district ID: 4203480
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 57% ▼ -6.00%
• Median HH income: $41,964
• Composite: 37.36/100
• National rank: #4433
• State rank: #291 of 539 in PA

Livability — Nescopeck

• Score: 73/100
• State rank: #571
• US rank: #5424

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nescopeck, PA
• Population (ZIP): 3,640

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 (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 8% Lithuanian 4% Iranian 3%
• Foreign-born: 0%
• Languages at home: 96% English-only · Spanish 3% Russian/Polish/Slavic 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: ▲ 3.20%
• Current HPI: 245.2539
• 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

+178.7% since first listed

2 events — show timeline

• 2026-06-12 Listed $209,000 CSVBR
• 2018-11-05 Listed $75,000 CSVBR

Property tax history

+1.9%/yr

Latest (2026): $1,501 · +1.4% YoY. Source: county tax records.