106 Parrish St · Dallas, PA 18612

$1,500

2 bd · 1.0 ba · 856 sqft · SingleFamily public records · 5 Days on market

Built 1934 6,750 sqft lot

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

RENTAL , RENTAL Cape Cod in Dallas, . Main living space all on first level. Loft area can be used for office studio or other. Remodeled kitchen with new cabinetry quartz countertop stainless steell sink. Nice size bedrooms. One with Hardwood Floor. Updated bath with new vanity and Modern medicine cabinet. Large rear yard And back deck. No pets. Rent includes sewer and trash. Shed. Updated in May 2004

Key facts

• Quartz countertop
• Stainless steel sink
• Remodeled kitchen

Tags

• REMODELED CAPE COD
• MAIN LIVING SPACE
• LOFT AREA
• REMODELED KITCHEN
• QUARTZ COUNTERTOP
• STAINLESS STEEL SINK

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Vinyl siding
• Exterior features: Shed(s)

Interior

• Kitchen: Eat-in kitchen; Gas water heater
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Baseboard heat; Ceiling fan(s)
• Interior features: Eat-in kitchen; Full unfinished basement
• Laundry & utility: Gas water heater

🏷️ Possibly a rental listed for sale. The $1,500 price doesn't fit this home's estimated sale value (~$155,792) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $2k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $2k).
• Cap rate 843.3% vs local median 3.7% in Dallas — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#393 in PA, #3,573 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Dallas SD (suburban): math 47% / reading 64% proficiency, ranked #97 of 539 in PA (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 86 active listings in the ZIP; 4 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 $10 of loan paydown is wiped out by about $45 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 $420 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $16k (92%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,500

Questions for the listing agent

1. Built in 1934 — 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. Schools are A-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?
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: 89.17% ✓
• Cap rate: 843.32%
• Cash-on-cash: 2989.38%
• DSCR: 134.01
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $155,792
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Jackson St	0.08mi	2/1.0	795 (-7%)	11mo	$145,000	$182	75
190 Davenport St	0.11mi	2/1.0	952 (+11%)	12mo	$97,500	$102	66

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: —
• Equity multiple: 159.13×
• Total profit: $66,415
• Equity at exit: $224

10-year hold

• IRR: —
• Equity multiple: 343.20×
• Total profit: $143,723
• Equity at exit: $130

Cash invested: $420 (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 18612

• Home prices YoY: -23.2%
• Active inventory: 86
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $1,338 medium
• Mortgage (P&I): −$8
• Tax est. 1.5%: −$2 /mo · $22/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $1,046

Break-even live

Break-even rent $13

Max offer price $1,500

Occupancy floor 17%

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: $375
• Closing costs: $45
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39 Spring St Shavertown, PA	2.0	1.0	900	$1,300	$1.44	13d	1	0.98mi
125 N Main St Shavertown, PA	1.0	1.0	720	$1,200	$1.67	13d	1	1.25mi
121 N Main St Shavertown, PA	1.0	1.0	700	$1,400	$2.00	13d	1	1.26mi
113 E Center St Shavertown, PA	2.0	1.0	1075	$1,500	$1.40	21d	1	1.47mi

Listing history 4 events

1. 2026-05-22
   listed $18,000
2. 2026-05-21
   listed $1,500 Active
3. 2024-07-09
   historical $1,450
4. 2024-06-24
   listed $1,450

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 17 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,050
• − Mortgage interest: −$84
• − Property taxes: −$22
• − Insurance: −$8
• − Repairs & maintenance: −$1,284
• − Management: −$1,284
• − Depreciation: −$44
• Taxable income: $13,325
• Est. tax owed @ 24.0%: −$3,198
• After-tax cash flow: $9,357/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: Dallas SD
• NCES district ID: 4207200
• Math proficiency: 47% ▼ -13.00%
• Reading proficiency: 64% ▼ -11.00%
• Median HH income: $61,760
• Composite: 48.4/100
• National rank: #2138
• State rank: #97 of 539 in PA

Livability — Dallas

• Score: 76/100
• State rank: #393
• US rank: #3573

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dallas, PA
• Population (ZIP): 17,754

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 (87%)
• Race & ethnicity: White 87% Black 6% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Romanian 15% Scotch-Irish 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -75.51%
• Current HPI: 250.3156
• 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

+1141.4% since first listed

4 events — show timeline

• 2026-05-22 Listed for Rent $18,000 LCAR
• 2026-05-21 Listed $1,500 LCAR
• 2024-07-09 Rental Removed $1,450 LCAR
• 2024-06-24 Listed for Rent $1,450 LCAR

Property tax history

+2.3%/yr

Latest (2026): $1,875 · +5.4% YoY. Source: county tax records.