5 Karin Dr · Mehoopany, PA 18657

$218,900

4 bd · 1.5 ba · 1,840 sqft · SingleFamily · 59 Days on market

Built 1975 0.29 ac lot Est $261k · 16% 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).

• ARV discount +14.8/15.0
• Cash flow +14.4/30.0
• DSCR +4.4/10.0
• Appreciation +3.7/10.0
• Schools +3.1/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2LOT SIZE C, SUBDIVISION/DEV WASHINGTON PARK, INSULATION STD, ACI, SWI, 1OTHER RM NAME REC ROOM, 1OTHER RM LEVEL L, 1OTHER RM SIZE 16X20, LOT DESCRIPTION CL, 1EXTERIOR DIMEN 0, SCREENED PORCH/FENCED BACK YARD/ROOF NEW IN 96/, ATTIC PULL DOWN STORAGE SPACE/SPACIOUS, WELL KEPT HOME, IN GREAT LOCATION.

Key facts

• Flexible space
• Bright living area
• Bi-level residence

Tags

• BI-LEVEL RESIDENCE
• BRIGHT LIVING AREA
• AMPLE CABINET SPACE
• FLEXIBLE SPACE
• DIRECT ACCESS TO BACKYARD
• PEACEFUL SURROUNDINGS

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $-11 ($-137/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (20.7% below list).
• Recommended offer: $173k (20.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Tunkhannock Area SD (town): math 29% / reading 43% proficiency, ranked #397 of 539 in PA (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 58 active listings in the ZIP; 33 units permitted in Wyoming County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.6%/yr); year-one equity from $2k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Wyoming County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $88k; list at $219k implies a 149% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,493 (20.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — 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. 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.
7. 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.
8. 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: 0.79% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.86%
• DSCR: 1.04
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $261,280
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Karin Dr	0.00mi	4/1.5	1,840 (0%)	1mo	$215,900	$117	100
14 Karin Dr	0.07mi	3/2.5 (-1)	1,787 (-3%)	2mo	$285,000	$159	81
17 Vosburg Rd	0.67mi	3/1.5 (-1)	2,073 (+13%)	21mo	$294,000	$142	25

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

Projected returns pro-forma

-2.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.47×
• Total profit: $-32,284
• Equity at exit: $36,858

10-year hold

• IRR: -6.0%
• Equity multiple: 0.58×
• Total profit: $-25,831
• Equity at exit: $26,254

Cash invested: $61,292 (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 18657

• Home prices YoY: -1.0%
• Active inventory: 58
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,735 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$87 /mo · $1,047/yr
• Insurance: −$91
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-11

Break-even live

Break-even rent $1,749

Max offer price $216,890

Occupancy floor 96%

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: $54,725
• Closing costs: $6,567
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-04-27
   status Pending
2. 2026-03-05
   status Active
3. 2026-02-26
   status Pending
4. 2026-02-16
   listed $218,900 Active
5. 2025-12-19
   status Active
6. 2025-09-15
   price $233,000
7. 2025-08-08
   listed $240,000 Active
8. 1999-06-01
   soldstatus $88,000 300-char remark

   Show marketing remark (300 chars)

   2LOT SIZE C, SUBDIVISION/DEV WASHINGTON PARK, INSULATION STD, ACI, SWI, 1OTHER RM NAME REC ROOM, 1OTHER RM LEVEL L, 1OTHER RM SIZE 16X20, LOT DESCRIPTION CL, 1EXTERIOR DIMEN 0, SCREENED PORCH/FENCED BACK YARD/ROOF NEW IN 96/, ATTIC PULL DOWN STORAGE SPACE/SPACIOUS, WELL KEPT HOME, IN GREAT LOCATION.

9. 1999-05-26
   soldstatus $88,000

ⓘ 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: $1,047 · $87/mo
• Projected year-2 tax: $2,253 · $188/mo
• Expected delta: +$1,206/yr (+$100/mo · 115.1%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,819
• − Mortgage interest: −$12,262
• − Property taxes: −$1,047
• − Insurance: −$1,761
• − Repairs & maintenance: −$1,666
• − Management: −$1,666
• − Depreciation: −$6,368
• Taxable loss: −$3,950
• Est. tax savings @ 24.0%: +$948
• After-tax cash flow: $812/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: Tunkhannock Area SD
• NCES district ID: 4223850
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 43% ▼ -18.00%
• Median HH income: $51,545
• Composite: 31.27/100
• National rank: #6022
• State rank: #397 of 539 in PA

Livability — Mehoopany

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 11,043

Population outlook (Wyoming County) Hauer SSP2

• Today (2025): 26,334 people
• By 2030: 25,225 · -4.2%
• By 2040: 22,707 · -13.8%
• By 2050: 20,250 · -23.1%
• By 2075: 15,192 · -42.3%
• By 2100: 10,961 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 9% Lithuanian 2% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Wyoming

• 2024 margin: Solid R (+36.8) · D 31.1% · R 67.9% · Other 1.0%
• 2008→2024 swing: -29.2pp toward R · 2008: -7.6pp · 2024: -36.8pp
• All cycles: 2024: R+36.8 2020: R+35.2 2016: R+38.7 2012: R+12.3 2008: R+7.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.57%
• Current HPI: 250.1268
• 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

+148.8% since first listed

9 events — show timeline

• 2026-04-27 Pending — GSBR as distributed by MLS GRID
• 2026-03-05 Relisted — GSBR as distributed by MLS GRID
• 2026-02-26 Pending — GSBR as distributed by MLS GRID
• 2026-02-16 Listed $218,900 GSBR as distributed by MLS GRID
• 2025-12-19 Relisted — GSBR as distributed by MLS GRID
• 2025-09-15 Price Changed $233,000 GSBR as distributed by MLS GRID
• 2025-08-08 Listed $240,000 GSBR as distributed by MLS GRID
• 1999-06-01 Sold (MLS) $88,000 GSBR as distributed by MLS GRID
• 1999-05-26 Sold (Public Records) $88,000 Public Records

Property tax history

-8.2%/yr

Latest (2026): $1,047 · -67.0% YoY. Source: county tax records.