32 Stanton St · Plains, PA 18705

$110,000

2 bd · 1.0 ba · 1,362 sqft · SingleFamily public records · 130 Days on market

Built 1920 $81/sqft · 46% below area Est $160k · 31% 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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.8/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Offering one side of a well-maintained duplex. This 1/2 double is ready for it's next owner! This home features a functional layout with providing a solid foundation for comfortable everyday living. Classic details give the home character, while the layout allows for easy updates to make it your own.

Key facts

• Listed 130 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 4.8% in Plains — 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 78/100 on livability (#286 in PA, #2,528 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, employment D+, amenities D.
• Wilkes-Barre Area SD (urban): math 19% / reading 32% proficiency, ranked #469 of 539 in PA (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 74 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $761 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $77k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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: 1.18% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.71%
• DSCR: 1.48
• GRM: 7.1

CMA / ARV

• ARV (median comp): $159,908
• List price: $110,000
• Delta: -31.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Stanton St	0.04mi	3/1.5 (+1)	1,376 (+1%)	1mo	$210,000	$153	89
91 Miner St	0.13mi	3/1.0 (+1)	1,333 (-2%)	23mo	$167,000	$125	66
2 Bergh St	0.10mi	2/1.0	1,558 (+14%)	19mo	$180,000	$116	55
21 W Bergh St	0.06mi	3/1.0 (+1)	1,186 (-13%)	19mo	$151,500	$128	55
120 Cleveland St	0.58mi	3/1.0 (+1)	1,410 (+4%)	15mo	$95,000	$67	49
168 Thomas St	0.71mi	3/1.5 (+1)	1,390 (+2%)	19mo	$126,500	$91	41
21 Kelly Ave	0.59mi	3/1.5 (+1)	1,494 (+10%)	11mo	$190,000	$127	40
320 Thomas St	0.75mi	3/1.0 (+1)	1,325 (-3%)	22mo	$200,000	$151	37
103 Henry St	0.74mi	3/1.0 (+1)	1,506 (+11%)	9mo	$228,000	$151	35
221 E Thomas St	0.73mi	3/2.0 (+1)	1,536 (+13%)	4mo	$182,500	$119	32

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-311
• Equity at exit: $16,401

10-year hold

• IRR: 9.4%
• Equity multiple: 1.72×
• Total profit: $22,314
• Equity at exit: $9,511

Cash invested: $30,800 (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 18705

• Home prices YoY: -22.7%
• Active inventory: 74
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,294 high
• Mortgage (P&I): −$577
• Tax from tax record: −$125 /mo · $1,501/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $275

Break-even live

Break-even rent $947

Max offer price $110,000

Occupancy floor 74%

Sensitivity live

Price	-10% $337	-5% $306	+0% $275	+5% $244	+10% $213
Rent	-10% $173	-5% $224	+0% $275	+5% $326	+10% $377
Rate	-1.0pp $330	-0.5pp $303	base $275	+0.5pp $246	+1.0pp $217

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19 Center St Plains, PA	2.0	1.5	1100	$1,295	$1.18	44d	1	0.45mi
214 Mayock St Unit 3 Wilkes-Barre, PA	2.0	1.0	1000	$1,150	$1.15	44d	1	0.73mi
26 E Carey St Apt 4 Wilkes-Barre, PA	3.0	1.0	1050	$1,300	$1.24	14d	1	1.01mi
17 E Carey St Unit 3 Wilkes-Barre, PA	2.0	1.0	1000	$1,200	$1.20	44d	1	1.05mi
13 Charles St Unit 15 Wilkes-Barre, PA	3.0	1.0	1300	$1,550	$1.19	14d	1	1.31mi
123 W Carey St Wilkes Barre, PA	3.0	2.0	1375	$1,650	$1.20	14d	1	1.40mi

Listing history 19 events

1. 2026-06-18
   status $110,000 Pending 130 DOM
2. 2026-06-17
   days on market $110,000 Active 130 DOM
3. 2026-06-16
   days on market $110,000 Active 129 DOM
4. 2026-06-15
   days on market $110,000 Active 128 DOM
5. 2026-06-14
   days on market $110,000 Active 126 DOM
6. 2026-06-13
   days on market $110,000 Active 125 DOM
7. 2026-06-10
   days on market $110,000 Active 123 DOM
8. 2026-06-09
   days on market $110,000 Active 122 DOM
9. 2026-06-08
   days on market $110,000 Active 121 DOM
10. 2026-06-07
    pricedays on market $110,000 Active 120 DOM
11. 2026-06-02
    days on market $119,500 Active 115 DOM
12. 2026-06-01
    days on market $119,500 Active 114 DOM
13. 2026-05-31
    days on market $119,500 Active 113 DOM
14. 2026-05-30
    days on market $119,500 Active 112 DOM
15. 2026-05-07
    status Active 301-char remark

    Show marketing remark (301 chars)

    Offering one side of a well-maintained duplex. This 1/2 double is ready for it's next owner! This home features a functional layout with providing a solid foundation for comfortable everyday living. Classic details give the home character, while the layout allows for easy updates to make it your own.

16. 2026-05-02
    historical 301-char remark

    Show marketing remark (301 chars)

    Offering one side of a well-maintained duplex. This 1/2 double is ready for it's next owner! This home features a functional layout with providing a solid foundation for comfortable everyday living. Classic details give the home character, while the layout allows for easy updates to make it your own.

17. 2026-03-27
    price $119,500 301-char remark

    Show marketing remark (301 chars)

    Offering one side of a well-maintained duplex. This 1/2 double is ready for it's next owner! This home features a functional layout with providing a solid foundation for comfortable everyday living. Classic details give the home character, while the layout allows for easy updates to make it your own.

18. 2026-02-03
    listed $129,500 Active 301-char remark

    Show marketing remark (301 chars)

    Offering one side of a well-maintained duplex. This 1/2 double is ready for it's next owner! This home features a functional layout with providing a solid foundation for comfortable everyday living. Classic details give the home character, while the layout allows for easy updates to make it your own.

19. 2016-06-28
    soldstatus $77,000

ⓘ 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: $1,501 · $125/mo
• Projected year-2 tax: $1,619 · $135/mo
• Expected delta: +$119/yr (+$10/mo · 7.9%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,532
• − Mortgage interest: −$6,162
• − Property taxes: −$1,501
• − Insurance: −$550
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$3,200
• Taxable income: $1,635
• Est. tax owed @ 24.0%: −$392
• After-tax cash flow: $2,905/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: Wilkes-Barre Area SD
• NCES district ID: 4226300
• Math proficiency: 19% ▼ -2.00%
• Reading proficiency: 32% ▼ -9.00%
• Median HH income: $37,420
• Composite: 21.22/100
• National rank: #8409
• State rank: #469 of 539 in PA

Livability — Plains

• Score: 78/100
• State rank: #286
• US rank: #2528

Category grades

Amenities D 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: Hudson, PA
• County: Luzerne County · 118,885 people
• Metro: Scranton--Wilkes-Barre, PA
• Population (ZIP): 15,624
• Household income: $59,344
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 549.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 22% Two or more races 11% Black 4%
• Hispanic origin (detail): Mexican 7% Puerto Rican 5% Dominican 9%
• Common ancestry: Romanian 19% Scotch-Irish 3% Polish 2%
• Foreign-born: 11% · Canada
• Languages at home: 79% English-only · Spanish 17% Other Indo-European 2% 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: ▼ -71.77%
• Current HPI: 243.9176
• Rent YoY: —
• Metro: Scranton--Wilkes-Barre, PA
• 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

+55.2% since first listed

5 events — show timeline

• 2026-05-07 Relisted — LCAR
• 2026-05-02 Delisted — LCAR
• 2026-03-27 Price Changed $119,500 LCAR
• 2026-02-03 Listed $129,500 LCAR
• 2016-06-28 Sold (Public Records) $77,000 Public Records

Property tax history

+1.6%/yr

Latest (2026): $1,501 · +4.2% YoY. Source: county tax records.