1000 E 6th St · Salem, PA 18603

$162,000

3 bd · 1.0 ba · 1,256 sqft · SingleFamily public records · 1 Days on market

Built 1960 9,583 sqft lot Est $206k · 21% under ↓ 32% since listing

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +13.9/30.0
• 1% rule +4.4/10.0
• DSCR +4.2/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cute and cozy brick ranch style home features 3 bedrooms, enclosed porch, fenced yard and 1 car attached garage.

Key facts

• 9,583 sq ft lot
• Garage
• Built 1960

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $19 ($228/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 $152k (6.4% below list).
• Recommended offer: $152k (6.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Berwick Area SD (other): math 32% / reading 57% proficiency, ranked #291 of 539 in PA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 86 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 $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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 2y ago; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,577 (6.4% below list)

Questions for the listing agent

1. Built in 1960 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.94% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.50%
• DSCR: 1.02
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $205,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1000 E 6th St	0.00mi	3/1.0	1,256 (0%)	1mo	$162,000	$129	99
1031 E Front St	0.28mi	3/1.5	1,336 (+6%)	2mo	$293,000	$219	72
705 3rd St	0.36mi	3/2.0	1,256 (0%)	17mo	$171,000	$136	65
638 E 10th St	0.40mi	3/1.0	1,227 (-2%)	17mo	$185,000	$151	64
600 E 10th St	0.47mi	3/2.0	1,344 (+7%)	5mo	$232,000	$173	58
625 E 3rd St	0.42mi	3/1.5	1,205 (-4%)	20mo	$167,500	$139	55
334 E 7th St	0.70mi	3/1.0	1,314 (+5%)	7mo	$215,000	$164	54
928 Belair Dr	0.36mi	3/1.0	1,397 (+11%)	17mo	$215,000	$154	50
65 Bomboy Ln	0.41mi	2/1.5 (-1)	1,120 (-11%)	14mo	$230,000	$205	44
501 E 8th St	0.58mi	3/1.5	1,441 (+15%)	11mo	$240,000	$167	37
425 E 6th St	0.61mi	3/1.5	1,440 (+15%)	13mo	$239,900	$167	34
414 E 11th St	0.70mi	2/1.5 (-1)	1,076 (-14%)	10mo	$125,000	$116	29

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-24,981
• Equity at exit: $24,155

10-year hold

• IRR: -6.9%
• Equity multiple: 0.56×
• Total profit: $-19,953
• Equity at exit: $14,007

Cash invested: $45,360 (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 18603

• Active inventory: 86
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,516 medium
• Mortgage (P&I): −$850
• Tax from tax record: −$261 /mo · $3,137/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $19

Break-even live

Break-even rent $1,492

Max offer price $162,000

Occupancy floor 94%

Sensitivity live

Price	-10% $111	-5% $65	+0% $19	+5% $-27	+10% $-73
Rent	-10% $-101	-5% $-41	+0% $19	+5% $79	+10% $139
Rate	-1.0pp $101	-0.5pp $60	base $19	+0.5pp $-23	+1.0pp $-66

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-03
   pricestatusdays on marketlisting id $162,000 Active 1 DOM
2. 2026-04-23
   status Pending
3. 2026-04-14
   listed $155,000 Active
4. 2025-11-13
   historical Active Under Contract
5. 2025-11-03
   price $165,000
6. 2025-09-08
   status Active
7. 2025-05-28
   status Active
8. 2025-01-21
   status Pending
9. 2024-12-02
   status Active
10. 2024-12-02
    price $187,000
11. 2024-11-11
    price $199,000
12. 2024-10-08
    price $215,000
13. 2024-09-06
    listed $229,000 Active

ⓘ 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: $3,137 · $261/mo
• Projected year-2 tax: $3,137 · $261/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,189
• − Mortgage interest: −$9,075
• − Property taxes: −$3,137
• − Insurance: −$810
• − Repairs & maintenance: −$1,455
• − Management: −$1,455
• − Depreciation: −$4,713
• Taxable loss: −$2,455
• Est. tax savings @ 24.0%: +$589
• After-tax cash flow: $817/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: Berwick Area SD
• NCES district ID: 4203480
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 57% ▼ -6.00%
• Median HH income: $41,964
• Composite: 37.36/100
• National rank: #4433
• State rank: #291 of 539 in PA

Livability — Salem

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: East Berwick, PA
• Population (ZIP): 18,985

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 3% Black 3%
• Common ancestry: Romanian 6% Polish 4% Iranian 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% Russian/Polish/Slavic 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: ▼ -123.40%
• Current HPI: 211.5643
• 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

-32.3% since first listed

12 events — show timeline

• 2026-04-23 Pending — LCAR
• 2026-04-14 Listed $155,000 LCAR
• 2025-11-13 Contingent — CSVBR
• 2025-11-03 Price Changed $165,000 CSVBR
• 2025-09-08 Relisted — CSVBR
• 2025-05-28 Relisted — CSVBR
• 2025-01-21 Pending — CSVBR
• 2024-12-02 Relisted — CSVBR
• 2024-12-02 Price Changed $187,000 CSVBR
• 2024-11-11 Price Changed $199,000 CSVBR
• 2024-10-08 Price Changed $215,000 CSVBR
• 2024-09-06 Listed $229,000 CSVBR

Property tax history

+2.1%/yr

Latest (2026): $3,137 · +1.4% YoY. Source: county tax records.