1025 Meshoppen Creek Rd · Lemon, PA 18630

$99,900

2 bd · 2.0 ba · 1,200 sqft · MultiFamily · 86 Days on market

Built 1900 Poor condition 0.30 ac lot ↓ 9% 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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0

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

Amazing Investment Property in the Right Location! Many recent upgrades & improvements, always rented for steady income, appliances stay, laundry & nice lawn. Get it before its gone!

Key facts

• Recent upgrades
• Nice lawn
• Appliances stay

Tags

• RECENT UPGRADES
• APPLIANCES STAY
• NICE LAWN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $100k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Tunkhannock Area SD (town): math 29% / reading 43% proficiency, ranked #397 of 539 in PA (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 33 units permitted in Wyoming County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($691 loan paydown + $415 appreciation (0.4% local appreciation)).
• Wyoming County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.4% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% 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. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.30% ✓
• Cap rate: 10.35%
• Cash-on-cash: 14.49%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.9%
• Equity multiple: 1.74×
• Total profit: $20,583
• Equity at exit: $31,101

10-year hold

• IRR: 19.0%
• Equity multiple: 3.18×
• Total profit: $61,079
• Equity at exit: $39,098

Cash invested: $27,972 (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 18630

• Home prices YoY: 0.3%
• Active inventory: 5
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,302 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $338

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 69%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $99,900 Active 86 DOM
2. 2026-06-17
   days on market $99,900 Active 85 DOM
3. 2026-06-16
   days on market $99,900 Active 84 DOM
4. 2026-06-15
   days on market $99,900 Active 83 DOM
5. 2026-06-14
   days on market $99,900 Active 81 DOM
6. 2026-06-13
   days on market $99,900 Active 80 DOM
7. 2026-06-10
   days on market $99,900 Active 78 DOM
8. 2026-06-09
   days on market $99,900 Active 77 DOM
9. 2026-06-08
   days on market $99,900 Active 76 DOM
10. 2026-06-07
    days on market $99,900 Active 75 DOM
11. 2026-06-02
    days on market $99,900 Active 70 DOM
12. 2026-06-01
    days on market $99,900 Active 69 DOM
13. 2026-05-31
    days on market $99,900 Active 68 DOM
14. 2026-05-30
    days on market $99,900 Active 67 DOM
15. 2026-05-06
    status Active 194-char remark

    Show marketing remark (194 chars)

    Amazing Investment Property in the Right Location! Many recent upgrades & improvements, always rented for steady income, appliances stay, laundry & nice lawn. Get it before its gone!

16. 2026-04-22
    status Pending 194-char remark

    Show marketing remark (194 chars)

    Amazing Investment Property in the Right Location! Many recent upgrades & improvements, always rented for steady income, appliances stay, laundry & nice lawn. Get it before its gone!

17. 2026-03-31
    price $99,900 194-char remark

    Show marketing remark (194 chars)

    Amazing Investment Property in the Right Location! Many recent upgrades & improvements, always rented for steady income, appliances stay, laundry & nice lawn. Get it before its gone!

18. 2026-03-10
    listed $109,900 Active 194-char remark

    Show marketing remark (194 chars)

    Amazing Investment Property in the Right Location! Many recent upgrades & improvements, always rented for steady income, appliances stay, laundry & nice lawn. Get it before its gone!

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

Taxation est. · year 1

• Rental income: $15,619
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − Depreciation: −$2,906
• Taxable income: $2,620
• Est. tax owed @ 24.0%: −$629
• After-tax cash flow: $3,426/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 · 13 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to improve its condition and increase its value for resale and rental.

Repairs flagged

• Major roof — visible damage and tarp covering
• Major exterior siding — weathered and exposed
• Major interior walls — dated paneling and paint
• Major kitchen cabinets — dated and worn
• Major bath fixtures — dated and worn
• Major flooring — dated and worn wood

Value-add opportunities

• Both new roof — improves both resale and rental value
• Both exterior siding and paint — enhances curb appeal and value
• Both kitchen and bath updates — modernizes and increases value
• Both flooring replacement — modernizes and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · visible damage and tarp covering	Major	$15,000–50,000
exterior siding · weathered and exposed	Major	$15,000–50,000
interior walls · dated paneling and paint	Major	$15,000–50,000
kitchen cabinets · dated and worn	Major	$15,000–50,000
bath fixtures · dated and worn	Major	$15,000–50,000
flooring · dated and worn wood	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both new roof — improves both resale and rental value ↑
• Both exterior siding and paint — enhances curb appeal and value ↑
• Both kitchen and bath updates — modernizes and increases value ↑
• Both flooring replacement — modernizes and increases 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: Tunkhannock Area SD
• NCES district ID: 4223850
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 43% ▼ -18.00%
• Median HH income: $51,545
• Composite: 31.27/100
• National rank: #6022
• State rank: #397 of 539 in PA

Livability — Lemon

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

Census & demographics

• Population (ZIP): 3,027

Population outlook (Wyoming County) Hauer SSP2

• Today (2025): 26,334 people
• By 2030: 25,225 · -4.2%
• By 2040: 22,707 · -13.8%
• By 2050: 20,250 · -23.1%
• By 2075: 15,192 · -42.3%
• By 2100: 10,961 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 7% Lithuanian 3% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Wyoming

• 2024 margin: Solid R (+36.8) · D 31.1% · R 67.9% · Other 1.0%
• 2008→2024 swing: -29.2pp toward R · 2008: -7.6pp · 2024: -36.8pp
• All cycles: 2024: R+36.8 2020: R+35.2 2016: R+38.7 2012: R+12.3 2008: R+7.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.42%
• Current HPI: 118.1398
• 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

-9.1% since first listed

4 events — show timeline

• 2026-05-06 Relisted — GSBR as distributed by MLS GRID
• 2026-04-22 Pending — GSBR as distributed by MLS GRID
• 2026-03-31 Price Changed $99,900 GSBR as distributed by MLS GRID
• 2026-03-10 Listed $109,900 GSBR as distributed by MLS GRID