11 Shaver Ave · Dallas, PA 18612

$149,900

3 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 11 Days on market

Built 1940 0.29 ac lot Est $183k · 18% under

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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 +18.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +4.8/10.0
• Schools +4.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute little ranch home located in the Heart of the Back Mountain! Convenient location close to everything! This property features spacious living room, semi-modern kitchen & bath, 3 bedrooms & enclosed 4 season room with bar area. Paved driveway with plenty of parking and nice sized lot. If your looking for an affordable Back Mountain home, this is it!! 20 Day 1st Look Initiative!!

Key facts

• 0.29 acre lot
• Built 1940
• Listed 11 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (1.7% below list).
• Recommended offer: $147k (1.7% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 3.7% in Dallas — 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 76/100 on livability (#393 in PA, #3,573 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Dallas SD (suburban): math 47% / reading 64% proficiency, ranked #97 of 539 in PA (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 86 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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 $1k of loan paydown is wiped out by about $4k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y ago 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 $91k; list at $150k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,397 (1.7% below list)

Questions for the listing agent

1. Built in 1940 — 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. Schools are A-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?
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: 0.98% ✗
• Cap rate: 7.52%
• Cash-on-cash: 4.40%
• DSCR: 1.20
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $182,600
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44 Longdale Ave	0.32mi	3/1.0	1,092 (-1%)	6mo	$215,750	$198	78
162 Overbrook Rd	0.07mi	4/1.0 (+1)	1,191 (+8%)	4mo	$165,000	$139	75
25 Terrace St	0.25mi	3/1.0	1,056 (-4%)	10mo	$175,000	$166	73
1089 Lower Demunds Rd	0.38mi	3/1.0	1,100 (0%)	14mo	$205,000	$186	70
1074 Lower Demunds Rd	0.34mi	4/1.5 (+1)	1,232 (+12%)	2mo	$238,000	$193	56
45 Center St	0.51mi	3/1.0	995 (-10%)	7mo	$198,000	$199	54
18 Summit St	0.42mi	2/1.0 (-1)	1,150 (+4%)	23mo	$207,500	$180	48
113 Center St	0.70mi	2/1.0 (-1)	1,032 (-6%)	22mo	$95,000	$92	34
116 Harris St	0.73mi	2/1.0 (-1)	1,026 (-7%)	20mo	$145,000	$141	33
190 Davenport St	0.69mi	2/1.0 (-1)	952 (-14%)	12mo	$97,500	$102	30
101 James St	0.70mi	2/1.0 (-1)	1,211 (+10%)	23mo	$180,000	$149	27

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: -9.4%
• Equity multiple: 0.65×
• Total profit: $-14,490
• Equity at exit: $22,351

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $21
• Equity at exit: $12,961

Cash invested: $41,972 (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 18612

• Home prices YoY: -23.2%
• Active inventory: 86
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,474 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$162 /mo · $1,945/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $154

Break-even live

Break-even rent $1,279

Max offer price $149,900

Occupancy floor 85%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39 Spring St Shavertown, PA	2.0	1.0	900	$1,300	$1.44	13d	1	0.47mi
113 E Center St Shavertown, PA	2.0	1.0	1075	$1,500	$1.40	21d	1	0.69mi
62 Huntsville Rd Dallas, PA	3.0	2.0	1285	$1,800	$1.40	21d	1	0.97mi
64 Huntsville Rd Dallas, PA	2.0	1.5	1400	$1,450	$1.04	13d	1	1.00mi

Listing history 11 events

1. 2026-04-13
   status Pending
2. 2026-04-01
   listed $149,900 Active
3. 2024-01-26
   soldstatus $91,000
4. 2023-10-10
   soldstatus $91,000 Closed 396-char remark

   Show marketing remark (396 chars)

   Cute little ranch home located in the Heart of the Back Mountain! Convenient location close to everything! This property features spacious living room, semi-modern kitchen & bath, 3 bedrooms & enclosed 4 season room with bar area. Paved driveway with plenty of parking and nice sized lot. If your looking for an affordable Back Mountain home, this is it!! 20 Day 1st Look Initiative!!

5. 2023-09-12
   status Pending 396-char remark

   Show marketing remark (396 chars)

   Cute little ranch home located in the Heart of the Back Mountain! Convenient location close to everything! This property features spacious living room, semi-modern kitchen & bath, 3 bedrooms & enclosed 4 season room with bar area. Paved driveway with plenty of parking and nice sized lot. If your looking for an affordable Back Mountain home, this is it!! 20 Day 1st Look Initiative!!

6. 2023-08-22
   status Active 396-char remark

   Show marketing remark (396 chars)

   Cute little ranch home located in the Heart of the Back Mountain! Convenient location close to everything! This property features spacious living room, semi-modern kitchen & bath, 3 bedrooms & enclosed 4 season room with bar area. Paved driveway with plenty of parking and nice sized lot. If your looking for an affordable Back Mountain home, this is it!! 20 Day 1st Look Initiative!!

7. 2023-08-09
   historical 396-char remark

   Show marketing remark (396 chars)

   Cute little ranch home located in the Heart of the Back Mountain! Convenient location close to everything! This property features spacious living room, semi-modern kitchen & bath, 3 bedrooms & enclosed 4 season room with bar area. Paved driveway with plenty of parking and nice sized lot. If your looking for an affordable Back Mountain home, this is it!! 20 Day 1st Look Initiative!!

8. 2023-06-30
   status Active 396-char remark

   Show marketing remark (396 chars)

   Cute little ranch home located in the Heart of the Back Mountain! Convenient location close to everything! This property features spacious living room, semi-modern kitchen & bath, 3 bedrooms & enclosed 4 season room with bar area. Paved driveway with plenty of parking and nice sized lot. If your looking for an affordable Back Mountain home, this is it!! 20 Day 1st Look Initiative!!

9. 2023-06-27
   status Pending 396-char remark

   Show marketing remark (396 chars)

   Cute little ranch home located in the Heart of the Back Mountain! Convenient location close to everything! This property features spacious living room, semi-modern kitchen & bath, 3 bedrooms & enclosed 4 season room with bar area. Paved driveway with plenty of parking and nice sized lot. If your looking for an affordable Back Mountain home, this is it!! 20 Day 1st Look Initiative!!

10. 2023-05-26
    listed $99,900 Active 396-char remark

    Show marketing remark (396 chars)

    Cute little ranch home located in the Heart of the Back Mountain! Convenient location close to everything! This property features spacious living room, semi-modern kitchen & bath, 3 bedrooms & enclosed 4 season room with bar area. Paved driveway with plenty of parking and nice sized lot. If your looking for an affordable Back Mountain home, this is it!! 20 Day 1st Look Initiative!!

11. 2007-09-18
    soldstatus $77,500

ⓘ 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: $1,945 · $162/mo
• Projected year-2 tax: $2,157 · $180/mo
• Expected delta: +$212/yr (+$18/mo · 10.9%)

ⓘ 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 3/10 Moderate 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,688
• − Mortgage interest: −$8,397
• − Property taxes: −$1,945
• − Insurance: −$750
• − Repairs & maintenance: −$1,415
• − Management: −$1,415
• − Depreciation: −$4,361
• Taxable loss: −$595
• Est. tax savings @ 24.0%: +$143
• After-tax cash flow: $1,988/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: Dallas SD
• NCES district ID: 4207200
• Math proficiency: 47% ▼ -13.00%
• Reading proficiency: 64% ▼ -11.00%
• Median HH income: $61,760
• Composite: 48.4/100
• National rank: #2138
• State rank: #97 of 539 in PA

Livability — Dallas

• Score: 76/100
• State rank: #393
• US rank: #3573

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,754

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 (87%)
• Race & ethnicity: White 87% Black 6% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Romanian 15% Scotch-Irish 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 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: ▼ -75.51%
• Current HPI: 250.3156
• 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

+93.4% since first listed

11 events — show timeline

• 2026-04-13 Pending — LCAR
• 2026-04-01 Listed $149,900 LCAR
• 2024-01-26 Sold (Public Records) $91,000 Public Records
• 2023-10-10 Sold (MLS) $91,000 LCAR
• 2023-09-12 Pending — LCAR
• 2023-08-22 Relisted — LCAR
• 2023-08-09 Delisted — LCAR
• 2023-06-30 Relisted — LCAR
• 2023-06-27 Pending — LCAR
• 2023-05-26 Listed $99,900 LCAR
• 2007-09-18 Sold (Public Records) $77,500 Public Records

Property tax history

+2.4%/yr

Latest (2026): $1,945 · +3.7% YoY. Source: county tax records.