315 River St · Plymouth, PA 18651

$133,000

3 bd · 1.0 ba · 1,206 sqft · SingleFamily public records · 112 Days on market

Built 1920 2,625 sqft lot $110/sqft · 6% below area Est $141k · 6% under

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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 +21.3/30.0
• ARV discount +10.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.1/10.0
• Livability +3.3/5.0
• 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

Tenant occupied!Sat and Sun 12pm to 2pm only24-hour notice to schedule. Great investment property or a perfect starter home. Agent related to sellerHome being sold as is.

Key facts

• 2,625 sq ft lot
• Listed 112 days

Tags

• QUIET DEAD-END STREET
• CLOSE PROXIMITY TO SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $133k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $133k).
• Recommended offer: $121k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#1,068 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: employment D, crime F, amenities 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; 25 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $920 of loan paydown is wiped out by about $4k 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

• It's been on market 112 days — a 9% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $7k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $133k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,030 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.01% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.27%
• DSCR: 1.28
• GRM: 8.2

CMA / ARV

• ARV (median comp): $140,761
• List price: $133,000
• Delta: -5.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
56 Elm St	0.26mi	3/1.0	1,234 (+2%)	4mo	$112,000	$91	80
45 Ferry St	0.08mi	3/1.0	1,135 (-6%)	8mo	$65,000	$57	80
400 Beade St	0.06mi	3/2.0	1,104 (-8%)	4mo	$135,000	$122	76
588 Shawnee St	0.61mi	3/1.0	1,216 (+1%)	2mo	$170,000	$140	68
1 Morgan Ter	0.34mi	3/1.0	1,323 (+10%)	2mo	$187,000	$141	66
192 Phillips St	0.59mi	3/1.0	1,264 (+5%)	2mo	$150,500	$119	63
330 Palmer St	0.23mi	2/1.0 (-1)	1,300 (+8%)	10mo	$34,000	$26	63
40 Kniffen St	0.41mi	3/2.0	1,265 (+5%)	9mo	$225,000	$178	61
103 Washington Ave	0.34mi	3/1.0	1,352 (+12%)	8mo	$180,000	$133	57
82 Lyndwood Ave	0.74mi	3/1.0	1,200 (-0%)	10mo	$207,000	$173	56
161 Center Ave	0.61mi	3/1.0	1,100 (-9%)	3mo	$70,000	$64	54
44 Hillside Ave	0.66mi	2/1.5 (-1)	1,190 (-1%)	7mo	$85,000	$71	54

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: -9.8%
• Equity multiple: 0.64×
• Total profit: $-13,354
• Equity at exit: $19,831

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-987
• Equity at exit: $11,499

Cash invested: $37,240 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,347 high
• Mortgage (P&I): −$697
• Tax from tax record: −$117 /mo · $1,399/yr
• Insurance: −$55
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $128

Break-even live

Break-even rent $1,185

Max offer price $133,000

Occupancy floor 85%

Sensitivity live

Price	-10% $204	-5% $166	+0% $128	+5% $91	+10% $53
Rent	-10% $22	-5% $75	+0% $128	+5% $181	+10% $235
Rate	-1.0pp $195	-0.5pp $162	base $128	+0.5pp $94	+1.0pp $59

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: $33,250
• Closing costs: $3,990
• Reserves months: —
• Total cash needed: —

Rent comps 25 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	0.46mi
617 Fellows Ave Wilkes-Barre, PA	4.0	1.0	1100	$1,395	$1.27	15d	1	0.52mi
48 E Shawnee Ave Plymouth, PA	3.0	1.0	1500	$1,250	$0.83	15d	1	0.56mi
210-212 Center Ave Plymouth, PA	3.0	1.0	1300	$1,200	$0.92	45d	1	0.67mi
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	0.91mi
100 Nesbitt St Unit 2 Larksville, PA	2.0	1.0	1200	$1,295	$1.08	45d	1	1.10mi
546 W Main St Plymouth, PA	2.0	1.0	750	$1,150	$1.53	22d	1	1.10mi
27 Oak St Wilkes Barre, PA	3.0	1.5	1500	$1,700	$1.13	45d	1	1.15mi
463 2nd St Plymouth, PA	3.0	1.0	1250	$1,500	$1.20	45d	1	1.16mi
342 Horton St Wilkes Barre, PA	3.0	1.5	1472	$1,650	$1.12	15d	1	1.16mi
134 Blair St Plymouth, PA	3.0	1.0	1300	$1,300	$1.00	22d	1	1.17mi
29 Franklin St Plymouth, PA	3.0	1.0	1426	$1,800	$1.26	15d	1	1.19mi
72 Franklin St Plymouth, PA	2.0	1.0	750	$1,175	$1.57	15d	1	1.20mi
206 Nesbitt St Larksville, PA	3.0	1.0	980	$1,325	$1.35	45d	1	1.20mi
229 Nesbitt St Larksville, PA	3.0	1.0	1000	$1,250	$1.25	45d	1	1.22mi
75 Oxford St Hanover Township, PA	2.0	1.0	900	$950	$1.06	15d	1	1.24mi
13 Woodbury St Hanover Township, PA	2.0	1.0	1000	$1,100	$1.10	45d	1	1.25mi
1259 Sively St Wilkes-Barre, PA	3.0	1.0	1232	$1,550	$1.26	45d	1	1.33mi
129 Carlisle St Wilkes Barre, PA	2.0	1.0	1005	$1,200	$1.19	15d	1	1.34mi
216 Horton St Wilkes Barre, PA	3.0	1.5	1475	$1,575	$1.07	45d	1	1.37mi
75 Melrose Ave Apt 2 Wilkes-Barre, PA	2.0	1.0	1150	$1,250	$1.09	45d	1	1.45mi
284 Barney St Wilkes Barre, PA	3.0	1.0	1070	$1,600	$1.50	45d	1	1.46mi
18 North St Plymouth, PA	2.0	1.0	1200	$1,300	$1.08	15d	1	1.46mi
1321 S Main St Hanover Township, PA	2.0	1.0	800	$1,095	$1.37	45d	1	1.47mi

Listing history 24 events

1. 2026-06-18
   days on market $133,000 Active 112 DOM
2. 2026-06-17
   days on market $133,000 Active 111 DOM
3. 2026-06-16
   days on market $133,000 Active 110 DOM
4. 2026-06-15
   days on market $133,000 Active 109 DOM
5. 2026-06-14
   days on market $133,000 Active 107 DOM
6. 2026-06-13
   days on market $133,000 Active 106 DOM
7. 2026-06-10
   days on market $133,000 Active 104 DOM
8. 2026-06-09
   days on market $133,000 Active 103 DOM
9. 2026-06-08
   days on market $133,000 Active 102 DOM
10. 2026-06-07
    days on market $133,000 Active 101 DOM
11. 2026-06-05
    days on market $133,000 Active 98 DOM
12. 2026-06-02
    days on market $133,000 Active 96 DOM
13. 2026-06-01
    days on market $133,000 Active 95 DOM
14. 2026-05-31
    days on market $133,000 Active 94 DOM
15. 2026-05-30
    days on market $133,000 Active 93 DOM
16. 2026-05-17
    price $133,000 170-char remark

    Show marketing remark (170 chars)

    Tenant occupied!Sat and Sun 12pm to 2pm only24-hour notice to schedule. Great investment property or a perfect starter home. Agent related to sellerHome being sold as is.

17. 2026-04-11
    price $138,000 170-char remark

    Show marketing remark (170 chars)

    Tenant occupied!Sat and Sun 12pm to 2pm only24-hour notice to schedule. Great investment property or a perfect starter home. Agent related to sellerHome being sold as is.

18. 2026-02-26
    listed $140,000 Active 170-char remark

    Show marketing remark (170 chars)

    Tenant occupied!Sat and Sun 12pm to 2pm only24-hour notice to schedule. Great investment property or a perfect starter home. Agent related to sellerHome being sold as is.

19. 2024-09-18
    price $129,500
20. 2024-09-17
    price $132,000
21. 2024-09-05
    price $134,900
22. 2022-10-07
    soldstatus $60,000 Closed
23. 2022-09-06
    historical
24. 2022-06-30
    listed $74,900

ⓘ 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: $1,399 · $117/mo
• Projected year-2 tax: $1,750 · $146/mo
• Expected delta: +$351/yr (+$29/mo · 25.1%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X · 72% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $16,164
• − Mortgage interest: −$7,450
• − Property taxes: −$1,399
• − Insurance: −$1,462
• − Repairs & maintenance: −$1,293
• − Management: −$1,293
• − Depreciation: −$3,869
• Taxable loss: −$603
• Est. tax savings @ 24.0%: +$145
• After-tax cash flow: $1,683/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 — Plymouth

• Score: 66/100
• State rank: #1068
• US rank: #12056

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plymouth, 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

+77.6% since first listed

9 events — show timeline

• 2026-05-17 Price Changed $133,000 LCAR
• 2026-04-11 Price Changed $138,000 LCAR
• 2026-02-26 Listed $140,000 LCAR
• 2024-09-18 Price Changed $129,500 LCAR
• 2024-09-17 Price Changed $132,000 LCAR
• 2024-09-05 Price Changed $134,900 LCAR
• 2022-10-07 Sold (MLS) $60,000 LCAR
• 2022-09-06 Delisted — LCAR
• 2022-06-30 Listed $74,900 LCAR

Property tax history

+2.2%/yr

Latest (2026): $1,399 · +1.8% YoY. Source: county tax records.