582-586 Shawnee St · Plymouth, PA 18706

$160,000

9 bd · 4.5 ba · 2,600 sqft · MultiFamily · 9 Days on market

Built 1950 Poor condition 6,534 sqft lot $62/sqft · 20% below area Est $199k · 20% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

HIGHEST AND BEST DUE BY NOON ON 5/5/26Investor Opportunity - Two Homes on One Deed in Hanover Township, PA!Rare chance to own two houses on one lot and deed in desirable Hanover Township. This property is a full rehab project with strong upside potential for investors, flippers, or buyers looking to build equity. 582 (Larger Home):Features 3 bedrooms and 1.5 bathrooms, with an eat-in kitchen and first-floor laundry for added convenience. The home showcases original hardwood floors ready to be refinished and brought back to life. A unique highlight is the screened-in porch off a second-floor bedroom, offering a great space to relax. Additional features include off-street parking and a shed f

Key facts

• Full rehab project
• Screened-in porch
• Storage shed

Tags

• TWO HOMES ON ONE DEED
• FULL REHAB PROJECT
• ORIGINAL HARDWOOD FLOORS
• SCREENED-IN PORCH
• OFF-STREET PARKING
• STORAGE SHED

Property features AI

Finance

• Other: Living area reported as 2,600; Lot dimensions approximately 58 x 111 on a 0.15-acre lot
• Financial info: Property listed as residential income with 2 total units (Unit 582 and Unit 586)

Exterior

• Parking: Driveway and off-street parking
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Two-story multi-family house; Residential income property; Fixer / under construction condition; Built circa 1950
• Construction: Block foundation; Shingle roof
• Exterior features: Front porch, screened porch, and rear porch; Chain link fencing in back yard; Shed(s) on the property; Paved city street frontage; public maintained road

Interior

• Kitchen: Both units include a kitchen; Each unit has a dining room
• Bedrooms: Total of 5 bedrooms (Unit 582: 3 bedrooms; Unit 586: 2 bedrooms)
• Flooring: Hardwood flooring; Linoleum flooring
• Bathrooms: 3 bathrooms total (2 full, 1 half)
• Heating & cooling: Baseboard heating; Radiant heating; Steam heating; Natural gas heating
• Interior features: Has unfinished block basement with walk-out access and concrete construction; Private yard

What this means for you Summary

Snapshot

• This is a 3 × 3.0-bed/1.5-bath units multifamily listed at $160k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive. Per door: $712/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $160k).
• Cap rate 22.3% 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.
• Hanover Area SD (suburban): math 19% / reading 25% proficiency, ranked #484 of 539 in PA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 81 active listings in the ZIP; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).
• At $4,104/mo this rent would consume 84% of the median local household income ($59k/yr) (locally 568% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 $45k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 2.56% ✓
• Cap rate: 22.32%
• Cash-on-cash: 57.23%
• DSCR: 3.55
• GRM: 3.2

CMA / ARV

• ARV (median comp): $199,192
• List price: $160,000
• Delta: -19.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 55.7%
• Equity multiple: 3.46×
• Total profit: $110,206
• Equity at exit: $23,857

10-year hold

• IRR: 60.7%
• Equity multiple: 7.06×
• Total profit: $271,430
• Equity at exit: $13,834

Cash invested: $44,800 (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 18706

• Active inventory: 81
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $4,104 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$862
• Net cashflow: $2,136

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 43%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3.0	1.5	$4,104
Total (3 units)			$4,104

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-09
   status Pending 1259-char remark
2. 2026-04-27
   listed $160,000 Active 1259-char remark

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 27% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 16 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: $49,248
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$3,940
• − Management: −$3,940
• − Depreciation: −$4,655
• Taxable income: $24,551
• Est. tax owed @ 24.0%: −$5,892
• After-tax cash flow: $19,745/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 · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive renovation, including kitchen and bathroom updates, structural repairs, and landscaping. The potential for significant value increase makes it a strong investment opportunity.

Repairs flagged

• Major Exposed wiring — Safety hazard
• Major Exposed plumbing — Leak risk
• Major Missing cabinets — No storage
• Major Missing countertops — No cooking surface
• Major Missing appliances — No functionality
• Major Missing fixtures — No functionality
• Major Missing flooring — No comfort
• Major Exposed drywall — Structural integrity risk
• Major Peeling paint — Aesthetic issue

Value-add opportunities

• Both Kitchen renovation — Modern kitchen increases both resale and rental value
• Both Bathroom renovation — Modern bathrooms increase both resale and rental value
• Both Exterior painting and landscaping — Enhances curb appeal and property value
• Both Structural repairs — Ensures safety and structural integrity

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed wiring · Safety hazard	Major	$15,000–50,000
Exposed plumbing · Leak risk	Major	$15,000–50,000
Missing cabinets · No storage	Major	$15,000–50,000
Missing countertops · No cooking surface	Major	$15,000–50,000
Missing appliances · No functionality	Major	$15,000–50,000
Missing fixtures · No functionality	Major	$15,000–50,000
Missing flooring · No comfort	Major	$15,000–50,000
Exposed drywall · Structural integrity risk	Major	$15,000–50,000
Peeling paint · Aesthetic issue	Major	$15,000–50,000
Total estimated repair cost · 9 items		$135,000–450,000

Value-add ROI direction

• Both Kitchen renovation — Modern kitchen increases both resale and rental value ↑
• Both Bathroom renovation — Modern bathrooms increase both resale and rental value ↑
• Both Exterior painting and landscaping — Enhances curb appeal and property value ↑
• Both Structural repairs — Ensures safety and structural integrity ↑

ⓘ 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: Hanover Area SD
• NCES district ID: 4211420
• Math proficiency: 19% ▼ -3.00%
• Reading proficiency: 25% ▼ -21.00%
• Median HH income: $40,015
• Composite: 18.6/100
• National rank: #8903
• State rank: #484 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

• County: Luzerne County · 118,885 people
• Metro: Scranton--Wilkes-Barre, PA
• Population (ZIP): 16,387
• Household income: $58,558
• Rent vs Own: 33.7% rent · 66.3% own
• Severe rent burden: 568.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 17% Two or more races 11% Black 3%
• Hispanic origin (detail): Puerto Rican 9% Dominican 4%
• Common ancestry: Romanian 18% Scotch-Irish 3% Subsaharan African 1%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Asian/Pacific 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: ▼ -150.02%
• Current HPI: 196.19
• Rent YoY: —
• Metro: Scranton--Wilkes-Barre, PA
• 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

• 2026-05-09 Pending — GSBR as distributed by MLS GRID
• 2026-04-27 Listed $160,000 GSBR as distributed by MLS GRID