225 Union St · Nanticoke, PA 18634

$175,000

3 bd · 1.0 ba · 1,804 sqft · MultiFamily public records · 6 Days on market

Built 1920 3,250 sqft lot $97/sqft · at area comps Est $149k · 18% over

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Why this score? — see what drove the C 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 +8.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Recently updated 2 story! New Kitchen and bathroom. Home has been freshly painted and new flooring throughout! 1 car garage and off street parking off the back alley!

Key facts

• New kitchen
• New bathroom
• Off street parking

Tags

• NEW KITCHEN
• NEW BATHROOM
• FRESHLY PAINTED
• NEW FLOORING
• OFF STREET PARKING

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Aluminum siding and brick exterior
• Exterior features: Level lot; Lot dimensions approximately 25 x 130

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Steam heat
• Interior features: Eat-in kitchen; Full unfinished basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $175k.

Deal economics

• At list price, monthly cash flow is $822 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 11.9% 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; 4 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 $1k of loan paydown is wiped out by about $5k 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 $49k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 6 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.
• Current owner paid $50k; list at $175k implies a 250% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,000

Questions for the listing agent

1. Built in 1920 — 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 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: 1.38% ✓
• Cap rate: 11.93%
• Cash-on-cash: 20.14%
• DSCR: 1.90
• GRM: 6.1

CMA / ARV

• ARV (median comp): $148,757
• List price: $175,000
• Delta: 17.64%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.3%
• Equity multiple: 1.49×
• Total profit: $23,985
• Equity at exit: $26,093

10-year hold

• IRR: 21.2%
• Equity multiple: 2.80×
• Total profit: $88,167
• Equity at exit: $15,131

Cash invested: $49,000 (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: 12.1×

Monthly cashflow live

• Estimated rent: $2,410 high
• Mortgage (P&I): −$918
• Tax from tax record: −$91 /mo · $1,089/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $822

Break-even live

Break-even rent $1,369

Max offer price $175,000

Occupancy floor 61%

Sensitivity live

Price	-10% $922	-5% $872	+0% $822	+5% $773	+10% $723
Rent	-10% $632	-5% $727	+0% $822	+5% $918	+10% $1,013
Rate	-1.0pp $911	-0.5pp $867	base $822	+0.5pp $777	+1.0pp $731

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,410
Total (2 units)			$2,410

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 E Grand St Nanticoke, PA	3.0	1.5	1350	$1,500	$1.11	44d	1	0.45mi
61 W Main St Nanticoke, PA	3.0	1.0	1300	$1,350	$1.04	14d	1	0.56mi
260 E Green St Nanticoke, PA	3.0	1.5	1350	$1,400	$1.04	44d	1	0.67mi
295 State St Nanticoke, PA	3.0	1.0	1781	$1,600	$0.90	14d	1	0.76mi

Listing history 7 events

1. 2026-05-14
   status Pending 167-char remark
2. 2026-05-12
   status Active 167-char remark
3. 2026-05-04
   status Pending 167-char remark
4. 2026-04-29
   listed $175,000 Active 167-char remark
5. 2021-05-17
   soldstatus $50,000
6. 2014-07-01
   soldstatus $50,000
7. 2013-11-27
   soldstatus $9,917

ⓘ 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: $1,089 · $91/mo
• Projected year-2 tax: $1,927 · $161/mo
• Expected delta: +$838/yr (+$70/mo · 76.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 16 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: $28,920
• − Mortgage interest: −$9,803
• − Property taxes: −$1,089
• − Insurance: −$875
• − Repairs & maintenance: −$2,314
• − Management: −$2,314
• − Depreciation: −$5,091
• Taxable income: $7,435
• Est. tax owed @ 24.0%: −$1,784
• After-tax cash flow: $8,085/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

+1664.6% since first listed

7 events — show timeline

• 2026-05-14 Pending — LCAR
• 2026-05-12 Relisted — LCAR
• 2026-05-04 Pending — LCAR
• 2026-04-29 Listed $175,000 LCAR
• 2021-05-17 Sold (Public Records) $50,000 Public Records
• 2014-07-01 Sold (Public Records) $50,000 Public Records
• 2013-11-27 Sold (Public Records) $9,917 Public Records

Property tax history

-1.9%/yr

Latest (2026): $1,089 · +4.4% YoY. Source: county tax records.