604 E 4th St · Nescopeck, PA 18635

$165,000

4 bd · 1.5 ba · 2,104 sqft · SingleFamily public records · 65 Days on market

Built 1894 10,454 sqft lot $78/sqft · 23% below area Est $214k · 23% 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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• Appreciation +6.6/10.0
• 1% rule +5.8/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious 4-bedroom, 1.5-bath home full of character and opportunity! This property features a first-floor laundry for added convenience, along with beautiful original details including a classic staircase and pocket doors. While in need of updating, the home offers incredible potential to make it your own. Outside, enjoy a fenced yard and a detached 2-story, 2-car garage--perfect for storage, workshop space, or hobby use. Property includes leased solar panels for energy efficiency. A great opportunity and place to begin.

Key facts

• Fenced yard
• Leased solar panels
• First-floor laundry

Tags

• FIRST-FLOOR LAUNDRY
• FENCED YARD
• DETACHED 2-STORY GARAGE
• LEASED SOLAR PANELS

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.

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 $6k of equity ($1k loan paydown + $5k 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 $46k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1894 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1894 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.08% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.87%
• DSCR: 1.35
• GRM: 7.7

CMA / ARV

• ARV (median comp): $214,436
• List price: $165,000
• Delta: -23.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
528 E 4th St	0.06mi	4/2.0	2,038 (-3%)	4mo	$241,500	$118	87
622 E 4th St	0.05mi	3/1.5 (-1)	2,000 (-5%)	3mo	$265,000	$133	82
319 5th St	0.29mi	4/2.5	2,127 (+1%)	15mo	$259,000	$122	68
313 W 5th St	0.32mi	4/2.5	1,960 (-7%)	10mo	$272,000	$139	62
539 E 2nd St	0.71mi	4/1.0	2,024 (-4%)	1mo	$105,000	$52	57
504 3rd St	0.15mi	4/1.5	1,874 (-11%)	21mo	$165,000	$88	57
824 E 2nd St	0.30mi	3/1.5 (-1)	2,368 (+12%)	6mo	$250,000	$106	56
710 E 2nd St	0.21mi	5/3.0 (+1)	1,796 (-15%)	2mo	$263,000	$146	53
319 3rd St	0.32mi	3/2.0 (-1)	1,829 (-13%)	8mo	$138,000	$75	49
714 1st St	0.29mi	3/1.5 (-1)	1,797 (-15%)	12mo	$207,000	$115	47
338 E Front St	0.69mi	3/2.5 (-1)	2,030 (-4%)	8mo	$220,000	$108	46

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: 15.4%
• Equity multiple: 1.89×
• Total profit: $40,913
• Equity at exit: $76,035

10-year hold

• IRR: 16.9%
• Equity multiple: 3.52×
• Total profit: $116,505
• Equity at exit: $118,633

Cash invested: $46,200 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,784 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$173 /mo · $2,073/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $303

Break-even live

Break-even rent $1,401

Max offer price $165,000

Occupancy floor 78%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $165,000 Active 65 DOM
2. 2026-06-18
   days on market $165,000 Active 64 DOM
3. 2026-06-17
   days on market $165,000 Active 63 DOM
4. 2026-06-16
   days on market $165,000 Active 62 DOM
5. 2026-06-15
   days on market $165,000 Active 61 DOM
6. 2026-06-14
   days on market $165,000 Active 59 DOM
7. 2026-06-12
   pricedays on market $165,000 Active 58 DOM
8. 2026-06-09
   days on market $215,000 Active 55 DOM
9. 2026-06-08
   days on market $215,000 Active 54 DOM
10. 2026-06-07
    days on market $215,000 Active 53 DOM
11. 2026-06-02
    days on market $215,000 Active 48 DOM
12. 2026-06-01
    days on market $215,000 Active 47 DOM
13. 2026-05-31
    days on market $215,000 Active 46 DOM
14. 2026-05-30
    days on market $215,000 Active 45 DOM
15. 2026-04-15
    listed $215,000 Active 526-char remark

    Show marketing remark (526 chars)

    Spacious 4-bedroom, 1.5-bath home full of character and opportunity! This property features a first-floor laundry for added convenience, along with beautiful original details including a classic staircase and pocket doors. While in need of updating, the home offers incredible potential to make it your own. Outside, enjoy a fenced yard and a detached 2-story, 2-car garage--perfect for storage, workshop space, or hobby use. Property includes leased solar panels for energy efficiency. A great opportunity and place to begin.

ⓘ 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: $2,073 · $173/mo
• Projected year-2 tax: $2,340 · $195/mo
• Expected delta: +$267/yr (+$22/mo · 12.9%)

ⓘ 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 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: $21,414
• − Mortgage interest: −$9,243
• − Property taxes: −$2,073
• − Insurance: −$825
• − Repairs & maintenance: −$1,713
• − Management: −$1,713
• − Depreciation: −$4,800
• Taxable income: $1,047
• Est. tax owed @ 24.0%: −$251
• After-tax cash flow: $3,384/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

1 event — show timeline

• 2026-04-15 Listed $215,000 CSVBR

Property tax history

+1.9%/yr

Latest (2026): $2,073 · +1.4% YoY. Source: county tax records.