315 Poplar St · Plymouth, PA 18634

$89,900

3 bd · 1.5 ba · 1,208 sqft · SingleFamily public records · 7 Days on market

Built 1900 3,712 sqft lot Est $170k · 47% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Two-story home on a corner lot featuring 3 bedrooms and 1.5 bathrooms. The main level includes a living room, dining room, and kitchen with laundry hookups. The second floor houses three bedrooms and a full bath. Exterior features include a 1-car detached garage at the rear. Call today to schedule a private tour!

Key facts

• 3,712 sq ft lot
• Garage
• Listed 7 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 11.4% vs local median 8.3% in Plymouth — 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 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.
• 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; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.40% ✓
• Cap rate: 11.43%
• Cash-on-cash: 18.36%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $170,328
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 Poplar St	0.00mi	3/1.5	1,208 (0%)	1mo	$80,000	$66	99
399 Garfield St	0.67mi	3/1.0	1,151 (-5%)	5mo	$168,700	$147	55
125 Honey Pot St	0.69mi	3/2.0	1,280 (+6%)	2mo	$180,000	$141	54
108 N Mill St	0.70mi	3/1.5	1,141 (-6%)	8mo	$125,000	$110	51
93 Garfield St	0.41mi	3/1.5	1,312 (+9%)	23mo	$133,000	$101	48
36 Maude St	0.75mi	3/1.0	1,250 (+4%)	15mo	$185,500	$148	45
21 Orange St	0.54mi	3/1.0	1,113 (-8%)	21mo	$180,000	$162	42
128 Garfield St	0.38mi	3/1.0	1,376 (+14%)	23mo	$60,000	$44	38

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: 5.9%
• Equity multiple: 1.23×
• Total profit: $5,788
• Equity at exit: $13,404

10-year hold

• IRR: 15.3%
• Equity multiple: 2.25×
• Total profit: $31,402
• Equity at exit: $7,773

Cash invested: $25,172 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,262 high
• Mortgage (P&I): −$471
• Tax from tax record: −$103 /mo · $1,237/yr
• Insurance: −$37
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $319

Break-even live

Break-even rent $859

Max offer price $89,900

Occupancy floor 70%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
222 Honey Pot St Nanticoke, PA	2.0	1.0	1072	$1,200	$1.12	13d	1	0.57mi
277 E Spring St Nanticoke, PA	2.0	1.0	726	$1,100	$1.52	13d	1	0.88mi
61 W Main St Nanticoke, PA	3.0	1.0	1300	$1,350	$1.04	13d	1	0.89mi
293 State St Nanticoke, PA	2.0	1.0	1014	$1,200	$1.18	13d	1	0.93mi
260 E Green St Nanticoke, PA	3.0	1.5	1350	$1,400	$1.04	43d	1	1.04mi
117 E Green St Nanticoke, PA	2.0	1.0	1000	$1,500	$1.50	13d	1	1.07mi
12 1/2 W Church St Nanticoke, PA	2.0	1.0	1025	$1,000	$0.98	13d	1	1.12mi
39 W Ridge St Unit 3 Nanticoke, PA	2.0	1.0	900	$1,050	$1.17	43d	1	1.29mi
39 W Ridge St Nanticoke, PA	2.0	1.0	900	$1,050	$1.17	21d	1	1.29mi
121 E Grand St Nanticoke, PA	3.0	1.5	1350	$1,500	$1.11	43d	1	1.39mi
710 S Hanover St Nanticoke, PA	3.0	2.0	800	$1,600	$2.00	13d	1	1.39mi

Listing history 2 events

1. 2026-04-24
   status Pending
2. 2026-04-17
   listed $89,900 Active

ⓘ 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: $1,237 · $103/mo
• Projected year-2 tax: $1,328 · $111/mo
• Expected delta: +$92/yr (+$8/mo · 7.4%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 8 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: $15,147
• − Mortgage interest: −$5,036
• − Property taxes: −$1,237
• − Insurance: −$1,247
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$2,615
• Taxable income: $2,589
• Est. tax owed @ 24.0%: −$621
• After-tax cash flow: $3,204/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 — 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: West 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

2 events — show timeline

• 2026-04-24 Pending — LCAR
• 2026-04-17 Listed $89,900 LCAR

Property tax history

+1.5%/yr

Latest (2026): $1,237 · +0.5% YoY. Source: county tax records.