61 Rear Center Ave · Plymouth, PA 18651

$39,000

2 bd · 1.0 ba · 1,107 sqft · SingleFamily public records · 9 Days on market

Built 1900 1,742 sqft lot $35/sqft · 65% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Nice 3 bedroom 1/2 Double w/ updated modern kitchen, hardwood floors, 1st floor laundry, electric hot water heat. Cement tile siding.

Key facts

• Gas heater
• Off-street parking
• Rinnai heaters

Tags

• OFF-STREET PARKING
• GAS HEATER
• RINNAI HEATERS

Property features AI

Exterior

• Parking: Shared driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Residential construction
• Exterior features: Cleared, level lot; Lot approximately 24 x 74 (0.04 acres)

Interior

• Kitchen: Eat-in kitchen
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Interior features: Eat-in kitchen; Full, unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $712 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Cap rate 28.2% 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.
• 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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 $270 of loan paydown is wiped out by about $1k 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 $11k 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.
• 2 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $15k; list at $39k implies a 160% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 3.31% ✓
• Cap rate: 28.19%
• Cash-on-cash: 78.22%
• DSCR: 4.48
• GRM: 2.5

CMA / ARV

• ARV (median comp): $89,722
• List price: $39,000
• Delta: -56.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
161 Center Ave	0.13mi	3/1.0 (+1)	1,100 (-1%)	3mo	$70,000	$64	86
76 Rear Walnut St	0.14mi	3/1.0 (+1)	1,116 (+1%)	10mo	$93,000	$83	78
44 Hillside Ave	0.26mi	2/1.5	1,190 (+8%)	7mo	$85,000	$71	68
45 Ferry St	0.45mi	3/1.0 (+1)	1,135 (+2%)	8mo	$65,000	$57	63
400 Beade St	0.56mi	3/2.0 (+1)	1,104 (-0%)	4mo	$135,000	$122	62
56 Elm St	0.37mi	3/1.0 (+1)	1,234 (+12%)	4mo	$112,000	$91	55
146 Reynolds St	0.54mi	3/1.0 (+1)	1,000 (-10%)	1mo	$122,235	$122	53
405 Cool St	0.48mi	2/1.0	1,034 (-7%)	18mo	$358,000	$346	52
14 Elm St	0.37mi	3/1.5 (+1)	1,200 (+8%)	13mo	$159,000	$133	51
368 Harris St	0.51mi	2/1.0	1,214 (+10%)	12mo	$111,850	$92	50
364 Salsburg St	0.39mi	3/1.5 (+1)	1,000 (-10%)	14mo	$90,000	$90	47
40 Kniffen St	0.74mi	3/2.0 (+1)	1,265 (+14%)	9mo	$225,000	$178	26

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: 78.3%
• Equity multiple: 4.58×
• Total profit: $39,057
• Equity at exit: $5,815

10-year hold

• IRR: 81.9%
• Equity multiple: 9.48×
• Total profit: $92,560
• Equity at exit: $3,372

Cash invested: $10,920 (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: 2.5×

Monthly cashflow live

• Estimated rent: $1,292 high
• Mortgage (P&I): −$205
• Tax from tax record: −$88 /mo · $1,057/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $712

Break-even live

Break-even rent $391

Max offer price $39,000

Occupancy floor 40%

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48 E Shawnee Ave Plymouth, PA	3.0	1.0	1500	$1,250	$0.83	13d	1	0.14mi
210-212 Center Ave Plymouth, PA	3.0	1.0	1300	$1,200	$0.92	43d	1	0.21mi
338 W Shawnee Ave Plymouth, PA	2.0	1.5	945	$1,550	$1.64	13d	1	0.40mi
241 Gould St Plymouth, PA	2.0	1.0	985	$1,150	$1.17	21d	1	0.60mi
463 2nd St Plymouth, PA	3.0	1.0	1250	$1,500	$1.20	43d	1	0.63mi
546 W Main St Plymouth, PA	1.0	1.0	720	$875	$1.22	13d	1	0.66mi
546 W Main St Plymouth, PA	2.0	1.0	750	$1,150	$1.53	21d	1	0.66mi
134 Blair St Plymouth, PA	3.0	1.0	1300	$1,300	$1.00	21d	1	0.67mi
72 Franklin St Plymouth, PA	2.0	1.0	750	$1,175	$1.57	13d	1	0.72mi
29 Franklin St Plymouth, PA	3.0	1.0	1426	$1,800	$1.26	13d	1	0.73mi
18 North St Plymouth, PA	2.0	1.0	1200	$1,300	$1.08	13d	1	1.00mi
202 S Nesbitt St Unit 206 B Larksville, PA	3.0	1.0	1100	$1,500	$1.36	43d	1	1.25mi
100 Nesbitt St Unit 2 Larksville, PA	2.0	1.0	1200	$1,295	$1.08	43d	1	1.29mi
229 Nesbitt St Larksville, PA	3.0	1.0	1000	$1,250	$1.25	43d	1	1.33mi
206 Nesbitt St Larksville, PA	3.0	1.0	980	$1,325	$1.35	43d	1	1.33mi
327 Plymouth Ave Wilkes-Barre, PA	1.0	1.0	700	$1,100	$1.57	13d	1	1.42mi

Listing history 4 events

1. 2026-05-08
   listed $39,000 Active 361-char remark
2. 2018-02-22
   soldstatus $15,000
3. 2018-02-09
   soldstatus $15,000 133-char remark

   Show marketing remark (133 chars)

   Nice 3 bedroom 1/2 Double w/ updated modern kitchen, hardwood floors, 1st floor laundry, electric hot water heat. Cement tile siding.

4. 2017-09-14
   listed $24,900 133-char remark

   Show marketing remark (133 chars)

   Nice 3 bedroom 1/2 Double w/ updated modern kitchen, hardwood floors, 1st floor laundry, electric hot water heat. Cement tile siding.

ⓘ 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: $1,057 · $88/mo
• Projected year-2 tax: $1,057 · $88/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 6/10 Major FEMA zone X · 27% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 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: $15,504
• − Mortgage interest: −$2,185
• − Property taxes: −$1,057
• − Insurance: −$195
• − Repairs & maintenance: −$1,240
• − Management: −$1,240
• − Depreciation: −$1,135
• Taxable income: $8,451
• Est. tax owed @ 24.0%: −$2,028
• After-tax cash flow: $6,513/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

+56.6% since first listed

5 events — show timeline

• 2026-05-21 Pending — LCAR
• 2026-05-08 Listed $39,000 LCAR
• 2018-02-22 Sold (Public Records) $15,000 Public Records
• 2018-02-09 Sold (MLS) $15,000 LCAR
• 2017-09-14 Listed $24,900 LCAR

Property tax history

+2.2%/yr

Latest (2026): $1,057 · +1.8% YoY. Source: county tax records.