246 248 Orchard St · Plymouth, PA 18651

$225,000

5 bd · 3.0 ba · 2,800 sqft · MultiFamily · 112 Days on market

Poor condition 0.80 ac lot $80/sqft · 24% above area Est $181k · 24% over ↓ 2% since listing

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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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +1.0/5.0
• 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 MLS

Tenant occupied!Sat and Sun 12pm to 2pm onlyProof of funds required24-hour notice to schedule. Great investment property or a perfect starter home. Agent related to sellerSold as-is

Key facts

• Bonus apartment
• Shared backyard
• 0.8 acre lot

Tags

• BONUS APARTMENT
• SHARED BACKYARD

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath multifamily listed at $225k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $745 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $205k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 8.3% in Plymouth — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• 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 $7k 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 $63k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.

Recommended offer $204,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
6. 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.
7. 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.
8. 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: 1.29% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.19%
• DSCR: 1.63
• GRM: 6.4

CMA / ARV

• ARV (median comp): $181,045
• List price: $225,000
• Delta: 24.28%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
635-637 Lee St	0.26mi	6/2.0 (+1)	2,592 (-7%)	9mo	$240,000	$93	59
69 Nottingham St	0.30mi	4/3.0 (-1)	2,414 (-14%)	14mo	$217,500	$90	46
210 212 Center Ave	0.50mi	6/2.0 (+1)	2,600 (-7%)	12mo	$135,000	$52	46
162-164 Vanloon St	0.29mi	4/2.0 (-1)	2,400 (-14%)	14mo	$210,000	$88	42
214 216 Davis St	0.64mi	4/4.0 (-1)	2,700 (-4%)	18mo	$210,222	$78	40
59-61 Hillside Ave	0.53mi	6/2.0 (+1)	3,000 (+7%)	20mo	$84,000	$28	38
166 Center Ave	0.53mi	4/16.0 (-1)	2,400 (-14%)	23mo	$255,000	$106	12

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: 4.5%
• Equity multiple: 1.17×
• Total profit: $11,019
• Equity at exit: $33,548

10-year hold

• IRR: 14.0%
• Equity multiple: 2.12×
• Total profit: $70,853
• Equity at exit: $19,454

Cash invested: $63,000 (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 18651

• Home prices YoY: -11.5%
• Active inventory: 61
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $2,911 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$611
• Net cashflow: $745

Break-even live

Break-even rent $1,968

Max offer price $225,000

Occupancy floor 69%

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

Units	Beds	Baths	Est. rent
1× unit	3	1	$1,455
1× unit	2	1	$1,456
Total (2 units)			$2,911

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $225,000 Active 112 DOM
2. 2026-06-17
   days on market $225,000 Active 111 DOM
3. 2026-06-16
   days on market $225,000 Active 110 DOM
4. 2026-06-15
   days on market $225,000 Active 109 DOM
5. 2026-06-14
   days on market $225,000 Active 107 DOM
6. 2026-06-13
   days on market $225,000 Active 106 DOM
7. 2026-06-10
   days on market $225,000 Active 104 DOM
8. 2026-06-09
   days on market $225,000 Active 103 DOM
9. 2026-06-08
   days on market $225,000 Active 102 DOM
10. 2026-06-07
    days on market $225,000 Active 101 DOM
11. 2026-06-05
    days on market $225,000 Active 98 DOM
12. 2026-06-02
    days on market $225,000 Active 96 DOM
13. 2026-06-01
    days on market $225,000 Active 95 DOM
14. 2026-05-31
    days on market $225,000 Active 94 DOM
15. 2026-05-30
    days on market $225,000 Active 93 DOM
16. 2026-05-17
    price $225,000 181-char remark

    Show marketing remark (181 chars)

    Tenant occupied!Sat and Sun 12pm to 2pm onlyProof of funds required24-hour notice to schedule. Great investment property or a perfect starter home. Agent related to sellerSold as-is

17. 2026-02-26
    listed $230,000 Active 181-char remark

    Show marketing remark (181 chars)

    Tenant occupied!Sat and Sun 12pm to 2pm onlyProof of funds required24-hour notice to schedule. Great investment property or a perfect starter home. Agent related to sellerSold as-is

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $34,932
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,795
• − Management: −$2,795
• − Depreciation: −$6,545
• Taxable income: $5,694
• Est. tax owed @ 24.0%: −$1,367
• After-tax cash flow: $7,571/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 · 7 photos

Poor 20/100 Extensive rehab

This multi-family property requires extensive repairs and updates, including a new roof, exterior siding, windows, and HVAC system. Significant value can be added through these improvements, making it a great investment opportunity.

Repairs flagged

• Major roof — Signs of wear and potential water damage.
• Major exterior siding — Peeling and faded paint.
• Major interior walls — Signs of water damage and wear.
• Major windows — Old and likely in need of replacement or caulking.
• Major HVAC/mechanicals — Likely outdated and in need of updates.

Value-add opportunities

• Both New roof — A new roof would significantly increase the home's value and appeal to buyers and renters.
• Both Exterior siding and paint — Updating the exterior would improve curb appeal and increase the home's value.
• Both New windows — New windows would improve energy efficiency and increase the home's value.
• Both HVAC system — Upgrading the HVAC system would improve comfort and energy efficiency, increasing the home's value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of wear and potential water damage.	Major	$15,000–50,000
exterior siding · Peeling and faded paint.	Major	$15,000–50,000
interior walls · Signs of water damage and wear.	Major	$15,000–50,000
windows · Old and likely in need of replacement or caulking.	Major	$15,000–50,000
HVAC/mechanicals · Likely outdated and in need of updates.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both New roof — A new roof would significantly increase the home's value and appeal to buyers and renters. ↑
• Both Exterior siding and paint — Updating the exterior would improve curb appeal and increase the home's value. ↑
• Both New windows — New windows would improve energy efficiency and increase the home's value. ↑
• Both HVAC system — Upgrading the HVAC system would improve comfort and energy efficiency, increasing the home's value. ↑

ⓘ 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

-2.2% since first listed

2 events — show timeline

• 2026-05-17 Price Changed $225,000 LCAR
• 2026-02-26 Listed $230,000 LCAR