122 Green St · Nanticoke, PA 18634

$75,000

3 bd · 1.0 ba · 1,194 sqft · SingleFamily public records · 5 Days on market

Built 1900 3,049 sqft lot Est $136k · 45% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity! With a little TLC, this property has the potential to truly shine. The first floor features a spacious living room, dining room, and kitchen, providing a functional layout with plenty of room to make it your own. The laundry is conveniently located on the first floor.

Key facts

• 3,049 sq ft lot
• Built 1900
• Listed 5 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Two stories
• Construction: Vinyl siding
• Exterior features: Fenced yard

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Hot water heating; Radiant heating
• Interior features: Eat-in kitchen; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 13.1% vs local median 6.3% in Nanticoke — 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 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: schools C-, commute F, employment D-.
• 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: 59 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $37k; list at $75k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $75,000

Questions for the listing agent

1. Built in 1900 — 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. 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.
4. 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.
5. 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: 1.66% ✓
• Cap rate: 13.14%
• Cash-on-cash: 24.45%
• DSCR: 2.09
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $136,116
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 Broad St	0.03mi	3/1.0	1,254 (+5%)	6mo	$190,000	$152	85
14 Church St	0.17mi	3/1.0	1,242 (+4%)	5mo	$67,000	$54	81
35 Noble St	0.20mi	3/1.0	1,253 (+5%)	3mo	$139,050	$111	80
248 Grand St	0.38mi	3/1.0	1,120 (-6%)	2mo	$177,160	$158	71
719 Hanover St	0.30mi	2/2.5 (-1)	1,232 (+3%)	4mo	$140,000	$114	67
280 Rear Ridge St	0.49mi	3/1.0	1,300 (+9%)	0mo	$85,000	$65	62
1201 Lincoln Ave	0.59mi	2/1.0 (-1)	1,200 (+0%)	6mo	$125,000	$104	61
41 Noble St	0.20mi	2/1.0 (-1)	1,040 (-13%)	6mo	$169,000	$163	59
55 Hill St	0.31mi	2/1.0 (-1)	1,072 (-10%)	7mo	$113,500	$106	58
242 State St	0.44mi	2/2.5 (-1)	1,310 (+10%)	2mo	$105,000	$80	51
138 South St	0.57mi	3/1.0	1,327 (+11%)	8mo	$159,900	$120	48
48 Charles St	0.57mi	2/1.0 (-1)	1,060 (-11%)	3mo	$141,400	$133	47

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: 17.8%
• Equity multiple: 1.72×
• Total profit: $15,138
• Equity at exit: $11,183

10-year hold

• IRR: 26.3%
• Equity multiple: 3.31×
• Total profit: $48,443
• Equity at exit: $6,485

Cash invested: $21,000 (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 18634

• Home prices YoY: -29.1%
• Active inventory: 59
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,248 high
• Mortgage (P&I): −$393
• Tax from tax record: −$133 /mo · $1,599/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $428

Break-even live

Break-even rent $706

Max offer price $75,000

Occupancy floor 61%

Sensitivity live

Price	-10% $470	-5% $449	+0% $428	+5% $407	+10% $385
Rent	-10% $329	-5% $379	+0% $428	+5% $477	+10% $526
Rate	-1.0pp $466	-0.5pp $447	base $428	+0.5pp $408	+1.0pp $389

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 1/2 W Church St Nanticoke, PA	2.0	1.0	1025	$1,000	$0.98	14d	1	0.16mi
61 W Main St Nanticoke, PA	3.0	1.0	1300	$1,350	$1.04	14d	1	0.21mi
39 W Ridge St Unit 3 Nanticoke, PA	2.0	1.0	900	$1,050	$1.17	44d	1	0.24mi
39 W Ridge St Nanticoke, PA	2.0	1.0	900	$1,050	$1.17	22d	1	0.24mi
117 E Green St Nanticoke, PA	2.0	1.0	1000	$1,500	$1.50	14d	1	0.26mi
710 S Hanover St Nanticoke, PA	3.0	2.0	800	$1,600	$2.00	14d	1	0.30mi
260 E Green St Nanticoke, PA	3.0	1.5	1350	$1,400	$1.04	44d	1	0.42mi
121 E Grand St Nanticoke, PA	3.0	1.5	1350	$1,500	$1.11	44d	1	0.44mi
293 State St Nanticoke, PA	2.0	1.0	1014	$1,200	$1.18	14d	1	0.47mi
277 E Spring St Nanticoke, PA	2.0	1.0	726	$1,100	$1.52	14d	1	0.47mi
222 Honey Pot St Nanticoke, PA	2.0	1.0	1072	$1,200	$1.12	14d	1	1.11mi

Listing history 5 events

1. 2026-06-14
   statusdays on market $75,000 Pending 5 DOM
2. 2026-06-13
   days on market $75,000 Active 4 DOM
3. 2026-06-10
   days on market $75,000 Active 2 DOM
4. 2026-06-09
   remarks 298-char remark
5. 2026-06-09
   listed $75,000 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: $1,599 · $133/mo
• Projected year-2 tax: $1,599 · $133/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥98°F today · 17 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: $14,971
• − Mortgage interest: −$4,201
• − Property taxes: −$1,599
• − Insurance: −$375
• − Repairs & maintenance: −$1,198
• − Management: −$1,198
• − Depreciation: −$2,182
• Taxable income: $4,219
• Est. tax owed @ 24.0%: −$1,013
• After-tax cash flow: $4,121/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 — 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

• Census place: Nanticoke, PA
• Population (ZIP): 13,638

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% Two or more races 7% Black 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Dominican 3%
• Common ancestry: Romanian 31% Polish 3% Hispanic 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 7% French/Haitian/Cajun 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: ▼ -101.20%
• Current HPI: 246.8063
• 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

+102.7% since first listed

2 events — show timeline

• 2026-06-08 Listed $75,000 LCAR
• 2013-02-28 Sold (Public Records) $37,000 Public Records

Property tax history

+2.3%/yr

Latest (2026): $1,599 · +4.4% YoY. Source: county tax records.