61 Susquehanna Ave · Wyoming, PA 18644

$257,500

4 bd · 2.0 ba · 2,144 sqft · MultiFamily · 9 Days on market

Built 1900 6,600 sqft lot

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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 +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 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

Attractively located duplex on Susquehanna Ave in Wyoming Borough! This spacious 2 unit was formerly a single family dwelling converted to a two units for a multi generational family to live in. Each floor offers 2 bedrooms with 5 rooms up and 7 rooms downstairs. This duplex offers a finished basement for the 1st floor. There are 2 full baths, a level fenced yard, and private front and rear entry

Key facts

• Finished basement
• Level fenced yard
• 6,600 sq ft lot

Tags

• FINISHED BASEMENT
• LEVEL FENCED YARD
• PRIVATE FRONT AND REAR ENTRY

Property features AI

Finance

• Other: Zoned residential; Lot approximately 60 x 110

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Multi-family residential income property
• Construction: Vinyl siding
• Exterior features: Front porch

Interior

• Heating & cooling: Natural gas heating; Baseboard heating
• Interior features: Gas water heater; Partially finished basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $258k.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $258k).

Location & tenants

• Location reads 79/100 on livability (#249 in PA, #2,164 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: commute F, employment F.
• Wyoming Area SD (suburban): math 24% / reading 51% proficiency, ranked #381 of 539 in PA (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 28 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 $2k of loan paydown is wiped out by about $8k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $257,500

Questions for the listing agent

1. Built in 1900 — 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 B-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 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: 1.13% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.11%
• DSCR: 1.36
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.85×
• Total profit: $-10,641
• Equity at exit: $38,394

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $30,939
• Equity at exit: $22,264

Cash invested: $72,100 (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 18644

• Home prices YoY: -31.4%
• Active inventory: 28
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $2,911 high
• Mortgage (P&I): −$1,350
• Tax from tax record: −$355 /mo · $4,260/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$611
• Net cashflow: $487

Break-even live

Break-even rent $2,294

Max offer price $257,500

Occupancy floor 78%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,912
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: $64,375
• Closing costs: $7,725
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
296 Wyoming Ave Wyoming, PA	4.0	2.0	2542	$2,200	$0.87	44d	1	0.46mi

Listing history 8 events

1. 2026-06-18
   days on market $257,500 Active 9 DOM
2. 2026-06-17
   days on market $257,500 Active 8 DOM
3. 2026-06-16
   days on market $257,500 Active 7 DOM
4. 2026-06-15
   days on market $257,500 Active 6 DOM
5. 2026-06-14
   days on market $257,500 Active 4 DOM
6. 2026-06-13
   days on market $257,500 Active 3 DOM
7. 2026-06-10
   remarks 400-char remark
8. 2026-06-10
   listed $257,500 Active 1 DOM

ⓘ 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: $4,260 · $355/mo
• Projected year-2 tax: $4,260 · $355/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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 17 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: $34,932
• − Mortgage interest: −$14,424
• − Property taxes: −$4,260
• − Insurance: −$1,288
• − Repairs & maintenance: −$2,795
• − Management: −$2,795
• − Depreciation: −$7,491
• Taxable income: $1,881
• Est. tax owed @ 24.0%: −$451
• After-tax cash flow: $5,393/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 Area SD
• NCES district ID: 4226730
• Math proficiency: 24% ▼ -23.00%
• Reading proficiency: 51% ▼ -13.00%
• Median HH income: $48,856
• Composite: 32.21/100
• National rank: #5776
• State rank: #381 of 539 in PA

Livability — Wyoming

• Score: 79/100
• State rank: #249
• US rank: #2164

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wyoming, PA
• Population (ZIP): 7,318

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 (96%)
• Race & ethnicity: White 96% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Romanian 24% Scotch-Irish 3% Iranian 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: ▼ -109.68%
• Current HPI: 239.2864
• 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

1 event — show timeline

• 2026-06-09 Listed $257,500 LCAR

Property tax history

+3.5%/yr

Latest (2026): $4,260 · +2.7% YoY. Source: county tax records.