163-167 Willow St · Plymouth, PA 18651

$289,000

9 bd · 0.9 ba · 4,900 sqft · MultiFamily · 4 Days on market

Built 1926 Poor condition 2.04 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Great Investment! Own 2 Lots - 4 Units with 3 Residential Units, 1 Previous Corner Market and a Large Parking Lot across the Street for 10+ Cars. Each Residential Unit has 3 Bedrooms for an Outstanding Income Potential. So many Opportunities with a Corner Market or Any other Business that is Centrally Located. All Units are Vacant Priced to Sale. Don't Miss Out!

Key facts

• 4 units
• Large parking lot
• Centrally located

Tags

• 2 LOTS
• 4 UNITS
• 3 RESIDENTIAL UNITS
• LARGE PARKING LOT
• CENTRALLY LOCATED

Property features AI

Finance

• Other: Four total units; Unit descriptions: Unit 1 — Vacant; Unit 2 — Vacant - Fixer Upper; Unit 3 — Vacant Fixer Upper; Unit 4 — Vacant Fixer Upper
• Financial info: Taxes reported for 2025 (tax amounts provided)

Exterior

• Parking: Ten parking spaces
• Home design: Built in 1926; Property type: Residential income (Multi Family); Total above-grade finished area reported as 4,900
• Construction: Year built 1926
• Exterior features: Lot measures approximately 2.04 acres; Lot dimensions approx. 81 x 59 + 92 x 56

Interior

• Kitchen: Unit 1 has a kitchen; Units 2, 3 and 4 listed without kitchens
• Bedrooms: Total of 9 bedrooms across the building; Unit 1: 3 bedrooms; Unit 2: 3 bedrooms; Unit 3: 3 bedrooms
• Bathrooms: One full bathroom in the building (count listed as 1); Unit 1: 1 bathroom; Unit 4: 1 bathroom
• Interior features: Multi-family residential income property

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/0.3-bath units multifamily listed at $289k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $421/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $289k).
• Cap rate 11.5% vs local median 8.3% in Plymouth — 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 66/100 on livability (#1,068 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: employment D, crime F, amenities F.
• Wyoming Valley West SD (suburban): math 18% / reading 42% proficiency, ranked #445 of 539 in PA (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: State El Ctr (math 8% / reading 32%, grade F, #1,248 of 1,518 statewide, top 83%, 1,353 students, 100% FRL); Wyoming Valley West Ms (math 13% / reading 41%, grade F, #404 of 512 statewide, top 80%, 1,191 students, 100% FRL); Wyoming Valley West Shs (math 57% / reading 24%, grade F, #255 of 437 statewide, top 60%, 1,357 students, 100% FRL) — zoned schools average 100% FRL vs 56% district-wide (44 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 61 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $9k 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 $81k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $289,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.43% ✓
• Cap rate: 11.54%
• Cash-on-cash: 18.73%
• DSCR: 1.83
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 10.5%
• Equity multiple: 1.42×
• Total profit: $33,680
• Equity at exit: $43,091

10-year hold

• IRR: 19.6%
• Equity multiple: 2.65×
• Total profit: $133,172
• Equity at exit: $24,987

Cash invested: $80,920 (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 18651

• Home prices YoY: -11.5%
• Active inventory: 61
• Price-to-rent: 17.5×

Monthly cashflow live

• Estimated rent: $4,127 high
• Mortgage (P&I): −$1,516
• Tax est. 1.5%: −$361 /mo · $4,335/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$867
• Net cashflow: $1,263

Break-even live

Break-even rent $2,528

Max offer price $289,000

Occupancy floor 64%

Sensitivity live

Price	-10% $1,463	-5% $1,363	+0% $1,263	+5% $1,163	+10% $1,063
Rent	-10% $937	-5% $1,100	+0% $1,263	+5% $1,426	+10% $1,589
Rate	-1.0pp $1,409	-0.5pp $1,337	base $1,263	+0.5pp $1,188	+1.0pp $1,112

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	0.3	$4,128
Total (3 units)			$4,127

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-18
   days on market $289,000 Active 4 DOM
2. 2026-06-17
   days on market $289,000 Active 3 DOM
3. 2026-06-16
   days on market $289,000 Active 2 DOM
4. 2026-06-15
   remarks 364-char remark
5. 2026-06-15
   listed $289,000 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $49,524
• − Mortgage interest: −$16,188
• − Property taxes: −$4,335
• − Insurance: −$1,445
• − Repairs & maintenance: −$3,962
• − Management: −$3,962
• − Depreciation: −$8,407
• Taxable income: $11,224
• Est. tax owed @ 24.0%: −$2,694
• After-tax cash flow: $12,464/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This multi-family property requires extensive repairs and renovations to bring it up to a livable condition. Immediate attention is needed to address the deteriorating roof, exterior, and interior conditions to increase its resale and rental value.

Repairs flagged

• Major roof — Aging and weathered
• Major exterior siding — Worn and in need of repair
• Major flooring — Worn and in need of replacement
• Major interior walls/paint — Chipped and peeling
• Major windows — Old and may need replacement
• Major HVAC/mechanicals — Old and may need replacement
• Major foundation/structure — Unstable and may need repair

Value-add opportunities

• Both Clean and organize living areas — Improves aesthetics and functionality
• Both Replace worn flooring — Enhances comfort and durability
• Both Repair and paint interior walls — Enhances appearance and value
• Both Replace old windows — Improves energy efficiency and curb appeal
• Both Replace HVAC units — Improves comfort and energy efficiency
• Both Repair foundation and structure — Ensures structural integrity and safety

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Aging and weathered	Major	$15,000–50,000
exterior siding · Worn and in need of repair	Major	$15,000–50,000
flooring · Worn and in need of replacement	Major	$15,000–50,000
interior walls/paint · Chipped and peeling	Major	$15,000–50,000
windows · Old and may need replacement	Major	$15,000–50,000
HVAC/mechanicals · Old and may need replacement	Major	$15,000–50,000
foundation/structure · Unstable and may need repair	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both Clean and organize living areas — Improves aesthetics and functionality ↑
• Both Replace worn flooring — Enhances comfort and durability ↑
• Both Repair and paint interior walls — Enhances appearance and value ↑
• Both Replace old windows — Improves energy efficiency and curb appeal ↑
• Both Replace HVAC units — Improves comfort and energy efficiency ↑
• Both Repair foundation and structure — Ensures structural integrity and safety ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Wyoming Valley West SD
• NCES district ID: 4225950
• Math proficiency: 18% ▼ -11.00%
• Reading proficiency: 42% ▼ -12.00%
• Median HH income: $42,437
• Composite: 25.38/100
• National rank: #7470
• State rank: #445 of 539 in PA

Livability — Plymouth

• Score: 66/100
• State rank: #1068
• US rank: #12056

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plymouth, PA
• Population (ZIP): 8,672

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% Black 5% Two or more races 4%
• Hispanic origin (detail): Mexican 3% Dominican 5%
• Common ancestry: Romanian 19% Scotch-Irish 2% Iranian 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 7% Other Indo-European 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: ▼ -29.78%
• Current HPI: 229.6791
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-16 Listed $289,000 GSBR as distributed by MLS GRID
• 2026-06-14 Listed $289,000 LCAR