55 Barney St · Larksville, PA 18651

$60,000

3 bd · 1.0 ba · 1,139 sqft · SingleFamily public records · 117 Days on market

Built 1880 $53/sqft · 57% below area ↓ 50% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3 bed, 1 bath home with a solid first floor and a second floor full of potential. Great bones, plenty of space, and ideal for buyers looking to add their personal touch. A perfect fixer-upper opportunity in a desirable area--bring your vision and make it your own!

Key facts

• Listed 117 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#354 in PA, #3,113 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools F, amenities F, commute 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $415 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $60k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 2.20% ✓
• Cap rate: 16.48%
• Cash-on-cash: 36.39%
• DSCR: 2.62
• GRM: 3.8

CMA / ARV

• ARV (median comp): $139,536
• List price: $60,000
• Delta: -57.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
55 Barney St	0.00mi	3/1.0	1,139 (0%)	1mo	$60,000	$53	100
533 W State St	0.08mi	3/1.5	1,113 (-2%)	11mo	$86,000	$77	81
701 State St	0.21mi	3/1.0	1,113 (-2%)	6mo	$200,000	$180	81
470 Washington Ave	0.21mi	3/1.0	1,176 (+3%)	13mo	$216,400	$184	74
10 Second St	0.58mi	3/1.0	1,084 (-5%)	1mo	$209,600	$193	64
25 4th St	0.64mi	3/1.5	1,150 (+1%)	11mo	$205,000	$178	58
36 Nesbitt St	0.66mi	3/1.0	1,050 (-8%)	2mo	$200,000	$190	54
368 Harris St	0.47mi	2/1.0 (-1)	1,214 (+7%)	12mo	$111,850	$92	52
56 Elm St	0.74mi	3/1.0	1,234 (+8%)	4mo	$112,000	$91	48
44 Hillside Ave	0.71mi	2/1.5 (-1)	1,190 (+4%)	7mo	$85,000	$71	47
62 Third St	0.68mi	2/1.5 (-1)	980 (-14%)	1mo	$185,000	$189	37
330 Palmer St	0.74mi	2/1.0 (-1)	1,300 (+14%)	10mo	$34,000	$26	28

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: 32.3%
• Equity multiple: 2.36×
• Total profit: $22,817
• Equity at exit: $8,946

10-year hold

• IRR: 39.4%
• Equity multiple: 4.69×
• Total profit: $62,025
• Equity at exit: $5,188

Cash invested: $16,800 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,320 high
• Mortgage (P&I): −$315
• Tax from tax record: −$194 /mo · $2,323/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $509

Break-even live

Break-even rent $675

Max offer price $60,000

Occupancy floor 56%

Sensitivity live

Price	-10% $543	-5% $526	+0% $509	+5% $492	+10% $475
Rent	-10% $405	-5% $457	+0% $509	+5% $562	+10% $614
Rate	-1.0pp $540	-0.5pp $525	base $509	+0.5pp $494	+1.0pp $478

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
241 Gould St Plymouth, PA	2.0	1.0	985	$1,150	$1.17	22d	1	0.48mi
229 Nesbitt St Larksville, PA	3.0	1.0	1000	$1,250	$1.25	45d	1	0.54mi
206 Nesbitt St Larksville, PA	3.0	1.0	980	$1,325	$1.35	45d	1	0.55mi
100 Nesbitt St Unit 2 Larksville, PA	2.0	1.0	1200	$1,295	$1.08	45d	1	0.59mi
48 E Shawnee Ave Plymouth, PA	3.0	1.0	1500	$1,250	$0.83	15d	1	0.73mi
210-212 Center Ave Plymouth, PA	3.0	1.0	1300	$1,200	$0.92	45d	1	0.74mi
202 S Nesbitt St Unit 206 B Larksville, PA	3.0	1.0	1100	$1,500	$1.36	45d	1	0.88mi
338 W Shawnee Ave Plymouth, PA	2.0	1.5	945	$1,550	$1.64	15d	1	1.09mi
463 2nd St Plymouth, PA	3.0	1.0	1250	$1,500	$1.20	45d	1	1.19mi
134 Blair St Plymouth, PA	3.0	1.0	1300	$1,300	$1.00	22d	1	1.37mi
546 W Main St Plymouth, PA	2.0	1.0	750	$1,150	$1.53	22d	1	1.44mi
617 Fellows Ave Wilkes-Barre, PA	4.0	1.0	1100	$1,395	$1.27	15d	1	1.45mi
72 Franklin St Plymouth, PA	2.0	1.0	750	$1,175	$1.57	15d	1	1.45mi
29 Franklin St Plymouth, PA	3.0	1.0	1426	$1,800	$1.26	15d	1	1.49mi

Listing history 8 events

1. 2026-05-10
   status Pending 273-char remark

   Show marketing remark (273 chars)

   Charming 3 bed, 1 bath home with a solid first floor and a second floor full of potential. Great bones, plenty of space, and ideal for buyers looking to add their personal touch. A perfect fixer-upper opportunity in a desirable area--bring your vision and make it your own!

2. 2026-05-06
   status Active 273-char remark

   Show marketing remark (273 chars)

   Charming 3 bed, 1 bath home with a solid first floor and a second floor full of potential. Great bones, plenty of space, and ideal for buyers looking to add their personal touch. A perfect fixer-upper opportunity in a desirable area--bring your vision and make it your own!

3. 2026-05-06
   price $60,000 273-char remark

   Show marketing remark (273 chars)

   Charming 3 bed, 1 bath home with a solid first floor and a second floor full of potential. Great bones, plenty of space, and ideal for buyers looking to add their personal touch. A perfect fixer-upper opportunity in a desirable area--bring your vision and make it your own!

4. 2026-03-25
   status Pending 273-char remark

   Show marketing remark (273 chars)

   Charming 3 bed, 1 bath home with a solid first floor and a second floor full of potential. Great bones, plenty of space, and ideal for buyers looking to add their personal touch. A perfect fixer-upper opportunity in a desirable area--bring your vision and make it your own!

5. 2026-02-27
   price $80,000 273-char remark

   Show marketing remark (273 chars)

   Charming 3 bed, 1 bath home with a solid first floor and a second floor full of potential. Great bones, plenty of space, and ideal for buyers looking to add their personal touch. A perfect fixer-upper opportunity in a desirable area--bring your vision and make it your own!

6. 2026-02-13
   price $100,000 273-char remark

   Show marketing remark (273 chars)

   Charming 3 bed, 1 bath home with a solid first floor and a second floor full of potential. Great bones, plenty of space, and ideal for buyers looking to add their personal touch. A perfect fixer-upper opportunity in a desirable area--bring your vision and make it your own!

7. 2026-01-07
   price $115,000 273-char remark

   Show marketing remark (273 chars)

   Charming 3 bed, 1 bath home with a solid first floor and a second floor full of potential. Great bones, plenty of space, and ideal for buyers looking to add their personal touch. A perfect fixer-upper opportunity in a desirable area--bring your vision and make it your own!

8. 2025-12-03
   listed $120,000 Active 273-char remark

   Show marketing remark (273 chars)

   Charming 3 bed, 1 bath home with a solid first floor and a second floor full of potential. Great bones, plenty of space, and ideal for buyers looking to add their personal touch. A perfect fixer-upper opportunity in a desirable area--bring your vision and make it your own!

ⓘ 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: $2,323 · $194/mo
• Projected year-2 tax: $2,323 · $194/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $15,837
• − Mortgage interest: −$3,361
• − Property taxes: −$2,323
• − Insurance: −$300
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$1,745
• Taxable income: $5,575
• Est. tax owed @ 24.0%: −$1,338
• After-tax cash flow: $4,775/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: 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 — Larksville

• Score: 77/100
• State rank: #354
• US rank: #3113

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

• Census place: Larksville, 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

-50.0% since first listed

8 events — show timeline

• 2026-05-10 Pending — LCAR
• 2026-05-06 Relisted — LCAR
• 2026-05-06 Price Changed $60,000 LCAR
• 2026-03-25 Pending — LCAR
• 2026-02-27 Price Changed $80,000 LCAR
• 2026-02-13 Price Changed $100,000 LCAR
• 2026-01-07 Price Changed $115,000 LCAR
• 2025-12-03 Listed $120,000 LCAR

Property tax history

+2.3%/yr

Latest (2026): $2,323 · +3.8% YoY. Source: county tax records.