932 Main · Plymouth, PA 18651

$74,990

3 bd · 1.0 ba · 1,344 sqft · Townhouse public records · 10 Days on market

Built 1900 3,920 sqft lot Est $99k · 25% 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 +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 Bedroom 1/2 double close to the highway and stores. Room to make off-street parking in the back and still have a decent size yard. House is being sold AS IS.

Key facts

• Pool
• Built 1900
• Listed 10 days

Property features AI

Exterior

• Parking: Alley access; Off-street parking
• Utilities: Public water; Public sewer; Natural gas hot water
• Home design: Semi-detached home; Frame construction with vinyl siding; Built year estimated; Excellent condition; Fee simple ownership; Not winterized
• Construction: Block foundation
• Exterior features: Above-ground personal pool

Interior

• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Laminate plank
• Bathrooms: One full bathroom (one full bath on main level)
• Heating & cooling: Natural gas heating; 90% efficient forced air heating; Central heating; Window air conditioning units
• Interior features: Doors swing inward (standard doors); Partially finished basement; Basement present
• Laundry & utility: Laundry in the basement

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $642 ($8k/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 16.6% 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.
• 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.
• Zoned schools: Greater Nanticoke Area Ed Ctr (math 4% / reading 32%, grade F, #453 of 512 statewide, top 89%, 539 students, 100% FRL); Greater Nanticoke Area Shs (math 52%, 714 students, 89% FRL) — zoned schools average 94% FRL vs 52% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 61 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $518 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 ~4 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $74,990

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. 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?
4. 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.
5. 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.
6. 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: 1.95% ✓
• Cap rate: 16.57%
• Cash-on-cash: 36.72%
• DSCR: 2.63
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $99,456
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Blair St	0.60mi	2/1.5 (-1)	1,218 (-9%)	21mo	$90,000	$74	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: 32.6%
• Equity multiple: 2.37×
• Total profit: $28,786
• Equity at exit: $11,181

10-year hold

• IRR: 39.6%
• Equity multiple: 4.71×
• Total profit: $77,833
• Equity at exit: $6,484

Cash invested: $20,997 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,463 high
• Mortgage (P&I): −$393
• Tax from tax record: −$89 /mo · $1,063/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $642

Break-even live

Break-even rent $649

Max offer price $74,990

Occupancy floor 51%

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: $18,748
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 North St Plymouth, PA	2.0	1.0	1200	$1,300	$1.08	13d	1	0.27mi
657 W Main St Plymouth, PA	3.0	1.0	1600	$1,700	$1.06	13d	1	0.44mi
29 Franklin St Plymouth, PA	3.0	1.0	1426	$1,800	$1.26	13d	1	0.52mi
134 Blair St Plymouth, PA	3.0	1.0	1300	$1,300	$1.00	20d	1	0.63mi
463 2nd St Plymouth, PA	3.0	1.0	1250	$1,500	$1.20	43d	1	0.84mi
338 W Shawnee Ave Plymouth, PA	2.0	1.5	945	$1,550	$1.64	13d	1	0.92mi
210-212 Center Ave Plymouth, PA	3.0	1.0	1300	$1,200	$0.92	43d	1	1.28mi
48 E Shawnee Ave Plymouth, PA	3.0	1.0	1500	$1,250	$0.83	13d	1	1.34mi
92 Diamond Ave Hanover Township, PA	3.0	1.0	1150	$1,400	$1.22	44d	1	1.43mi

Listing history 12 events

1. 2026-06-18
   days on market $74,990 Active 10 DOM
2. 2026-06-17
   days on market $74,990 Active 9 DOM
3. 2026-06-16
   days on market $74,990 Active 8 DOM
4. 2026-06-15
   days on market $74,990 Active 7 DOM
5. 2026-06-14
   days on market $74,990 Active 5 DOM
6. 2026-06-13
   days on market $74,990 Active 4 DOM
7. 2026-06-10
   days on market $74,990 Active 2 DOM
8. 2026-06-09
   statusdays on market $74,990 Active 1 DOM
9. 2026-06-08
   days on market $74,990 Coming Soon 4 DOM
10. 2026-06-07
    days on market $74,990 Coming Soon 3 DOM
11. 2026-06-05
    remarks 693-char remark
12. 2026-06-05
    listed $74,990 Coming Soon 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: $1,063 · $89/mo
• Projected year-2 tax: $1,124 · $94/mo
• Expected delta: +$61/yr (+$5/mo · 5.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°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: $17,553
• − Mortgage interest: −$4,201
• − Property taxes: −$1,063
• − Insurance: −$375
• − Repairs & maintenance: −$1,404
• − Management: −$1,404
• − Depreciation: −$2,182
• Taxable income: $6,924
• Est. tax owed @ 24.0%: −$1,662
• After-tax cash flow: $6,048/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 — 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

• 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

+7.3% since first listed

5 events — show timeline

• 2026-06-04 Coming Soon $74,990 BRIGHT MLS
• 2023-10-12 Sold (Public Records) $65,500 Public Records
• 2023-10-10 Sold (MLS) $65,500 LCAR
• 2023-09-06 Pending — LCAR
• 2023-08-20 Listed $69,900 LCAR

Property tax history

+1.5%/yr

Latest (2026): $1,063 · +0.5% YoY. Source: county tax records.