401 E Church St · Nanticoke, PA 18634

$179,900

None bd · None ba · 2,220 sqft · MultiFamily public records · 77 Days on market

Built 1940 4,791 sqft lot $81/sqft · 19% above area Est $188k · at est.

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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
• DSCR +10.0/10.0
• ARV discount +9.5/15.0
• 1% rule +8.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Calling all investors to this 2 unit property in the desirable Nanticoke city, located on a quiet street, and corner lot with fully fenced yard and attached one car garage. The interior features stainless appliances, kitchen island and hardwood flooring. The attic offers potential bonus space!

Key facts

• 4,791 sq ft lot
• Garage
• Built 1940

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $180k.

Deal economics

• At list price, monthly cash flow is $673 ($8k/yr) — positive. Per door: $337/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 6.3% in Nanticoke — 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 74/100 on livability (#520 in PA, #4,791 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, commute F, employment D-.
• 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.
• Market conditions: 59 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $30k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $127k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $169,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.39% ✓
• Cap rate: 10.78%
• Cash-on-cash: 16.04%
• DSCR: 1.71
• GRM: 6.0

CMA / ARV

• ARV (median comp): $188,429
• List price: $179,900
• Delta: -4.53%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Green St	0.39mi	4/2.0	2,120 (-4%)	9mo	$169,900	$80	67
34-36 Church St	0.42mi	6/2.0	2,408 (+8%)	2mo	$248,000	$103	64
312 314 Kosciuszko	0.08mi	6/4.0	2,400 (+8%)	22mo	$845,000	$352	64
118 120 Chestnut St	0.25mi	4/3.0	1,920 (-14%)	6mo	$156,800	$82	60
122-124 Grand St	0.73mi	6/2.0	2,432 (+10%)	2mo	$250,000	$103	48
61 63 Main St	0.64mi	5/2.0	2,548 (+15%)	2mo	$222,000	$87	44
104 W Ridge St	0.66mi	6/3.0	2,496 (+12%)	6mo	$80,000	$32	43

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: 7.0%
• Equity multiple: 1.27×
• Total profit: $13,809
• Equity at exit: $26,824

10-year hold

• IRR: 16.4%
• Equity multiple: 2.34×
• Total profit: $67,537
• Equity at exit: $15,554

Cash invested: $50,372 (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 18634

• Home prices YoY: -29.1%
• Active inventory: 59
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,492 high
• Mortgage (P&I): −$943
• Tax from tax record: −$277 /mo · $3,322/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $673

Break-even live

Break-even rent $1,640

Max offer price $179,900

Occupancy floor 68%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,492
Total (2 units)			$2,492

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
295 State St Nanticoke, PA	3.0	1.0	1781	$1,600	$0.90	13d	1	0.28mi

Listing history 21 events

1. 2026-06-18
   days on market $179,900 Active 77 DOM
2. 2026-06-17
   days on market $179,900 Active 76 DOM
3. 2026-06-16
   days on market $179,900 Active 75 DOM
4. 2026-06-15
   days on market $179,900 Active 74 DOM
5. 2026-06-14
   days on market $179,900 Active 72 DOM
6. 2026-06-13
   statusdays on market $179,900 Active 71 DOM
7. 2026-06-10
   status $179,900 Pending 69 DOM
8. 2026-06-09
   days on market $179,900 Active 69 DOM
9. 2026-06-08
   days on market $179,900 Active 68 DOM
10. 2026-06-07
    days on market $179,900 Active 67 DOM
11. 2026-06-05
    days on market $179,900 Active 64 DOM
12. 2026-06-02
    days on market $179,900 Active 62 DOM
13. 2026-06-01
    days on market $179,900 Active 61 DOM
14. 2026-05-31
    days on market $179,900 Active 60 DOM
15. 2026-05-30
    days on market $179,900 Active 59 DOM
16. 2026-05-17
    price $179,900 294-char remark

    Show marketing remark (294 chars)

    Calling all investors to this 2 unit property in the desirable Nanticoke city, located on a quiet street, and corner lot with fully fenced yard and attached one car garage. The interior features stainless appliances, kitchen island and hardwood flooring. The attic offers potential bonus space!

17. 2026-04-08
    price $199,900 294-char remark

    Show marketing remark (294 chars)

    Calling all investors to this 2 unit property in the desirable Nanticoke city, located on a quiet street, and corner lot with fully fenced yard and attached one car garage. The interior features stainless appliances, kitchen island and hardwood flooring. The attic offers potential bonus space!

18. 2026-04-01
    listed $209,900 Active 294-char remark

    Show marketing remark (294 chars)

    Calling all investors to this 2 unit property in the desirable Nanticoke city, located on a quiet street, and corner lot with fully fenced yard and attached one car garage. The interior features stainless appliances, kitchen island and hardwood flooring. The attic offers potential bonus space!

19. 2021-04-21
    soldstatus $127,000
20. 2021-04-16
    soldstatus $127,000 215-char remark

    Show marketing remark (215 chars)

    Exceptional move-in ready 2 unit on corner lot. 1st floor unit has 3 bedrooms, 2 baths, laundry. 2nd floor unit has 2 bedrooms, 1 bath, laundry. Live in one, rent one. Easily converted to 3 units to maximize income.

21. 2021-02-13
    listed $124,900 215-char remark

    Show marketing remark (215 chars)

    Exceptional move-in ready 2 unit on corner lot. 1st floor unit has 3 bedrooms, 2 baths, laundry. 2nd floor unit has 2 bedrooms, 1 bath, laundry. Live in one, rent one. Easily converted to 3 units to maximize income.

ⓘ 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: $3,322 · $277/mo
• Projected year-2 tax: $3,322 · $277/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°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: $29,904
• − Mortgage interest: −$10,077
• − Property taxes: −$3,322
• − Insurance: −$900
• − Repairs & maintenance: −$2,392
• − Management: −$2,392
• − Depreciation: −$5,233
• Taxable income: $5,587
• Est. tax owed @ 24.0%: −$1,341
• After-tax cash flow: $6,740/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 — Nanticoke

• Score: 74/100
• State rank: #520
• US rank: #4791

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nanticoke, PA
• Population (ZIP): 13,638

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% Two or more races 7% Black 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Dominican 3%
• Common ancestry: Romanian 31% Polish 3% Hispanic 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 7% French/Haitian/Cajun 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: ▼ -101.20%
• Current HPI: 246.8063
• 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

+44.0% since first listed

6 events — show timeline

• 2026-05-17 Price Changed $179,900 PMAR
• 2026-04-08 Price Changed $199,900 PMAR
• 2026-04-01 Listed $209,900 PMAR
• 2021-04-21 Sold (Public Records) $127,000 Public Records
• 2021-04-16 Sold (MLS) $127,000 LCAR
• 2021-02-13 Listed $124,900 LCAR

Property tax history

+2.3%/yr

Latest (2026): $3,322 · +4.4% YoY. Source: county tax records.