15 17 Cherry St · Plymouth, PA 18651

$125,000

4 bd · 2.0 ba · 1,996 sqft · MultiFamily public records · 19 Days on market

Built 1940 $63/sqft · 5% below area Est $152k · 18% 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 +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Attention investors! This double block property is fully rented and ready for a new owner. Current owner did update the kitchen and bath on one side. This is a fantastic chance to own a two-unit building at an attractive price, with minimal maintenance required inside. Don't miss out!

Key facts

• Two-unit building
• Minimal maintenance
• Updated bath

Tags

• DOUBLE BLOCK PROPERTY
• UPDATED KITCHEN
• UPDATED BATH
• TWO-UNIT BUILDING
• MINIMAL MAINTENANCE

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Multi-family residential income property
• Construction: Aluminum siding
• Exterior features: Residential zoning

Interior

• Heating & cooling: Natural gas heating
• Interior features: Gas water heater; Has basement with dirt floor

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $125k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.6% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $864 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $125k implies a 212% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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 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: 1.96% ✓
• Cap rate: 16.63%
• Cash-on-cash: 36.93%
• DSCR: 2.64
• GRM: 4.3

CMA / ARV

• ARV (median comp): $152,286
• List price: $125,000
• Delta: -17.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
131 Center Ave	0.34mi	4/2.0	2,000 (+0%)	11mo	$190,000	$95	74
133-135 High St	0.23mi	5/3.0 (+1)	2,128 (+7%)	7mo	$195,000	$92	64

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: 30.2%
• Equity multiple: 2.26×
• Total profit: $44,195
• Equity at exit: $18,638

10-year hold

• IRR: 37.4%
• Equity multiple: 4.48×
• Total profit: $121,674
• Equity at exit: $10,808

Cash invested: $35,000 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,445 high
• Mortgage (P&I): −$656
• Tax from tax record: −$147 /mo · $1,760/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $1,011

Break-even live

Break-even rent $1,165

Max offer price $125,000

Occupancy floor 54%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,444
Total (2 units)			$2,445

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	0.34mi
210-212 Center Ave Plymouth, PA	3.0	1.0	1300	$1,200	$0.92	44d	1	0.45mi
535 W State St Plymouth, PA	3.0	1.0	1600	$1,500	$0.94	44d	1	0.79mi
463 2nd St Plymouth, PA	3.0	1.0	1250	$1,500	$1.20	44d	1	0.94mi
134 Blair St Plymouth, PA	3.0	1.0	1300	$1,300	$1.00	21d	1	0.98mi
29 Franklin St Plymouth, PA	3.0	1.0	1426	$1,800	$1.26	13d	1	1.01mi
657 W Main St Plymouth, PA	3.0	1.0	1600	$1,700	$1.06	13d	1	1.08mi
121 Oak St Unit 1 Wilkes-Barre, PA	3.0	1.0	1960	$1,550	$0.79	13d	1	1.21mi
27 Oak St Wilkes Barre, PA	3.0	1.5	1500	$1,700	$1.13	44d	1	1.37mi
342 Horton St Wilkes Barre, PA	3.0	1.5	1472	$1,650	$1.12	13d	1	1.38mi
1259 Sively St Wilkes-Barre, PA	3.0	1.0	1232	$1,550	$1.26	44d	1	1.50mi

Listing history 14 events

1. 2026-06-18
   days on market $125,000 Active 19 DOM
2. 2026-06-17
   days on market $125,000 Active 18 DOM
3. 2026-06-16
   days on market $125,000 Active 17 DOM
4. 2026-06-15
   pricestatus $125,000 Active 16 DOM
5. 2026-06-09
   status $140,000 Pending 16 DOM
6. 2026-06-08
   days on market $140,000 Active 16 DOM
7. 2026-06-07
   days on market $140,000 Active 15 DOM
8. 2026-06-05
   days on market $140,000 Active 12 DOM
9. 2026-06-02
   days on market $140,000 Active 10 DOM
10. 2026-06-01
    days on market $140,000 Active 9 DOM
11. 2026-05-31
    days on market $140,000 Active 8 DOM
12. 2026-05-30
    days on market $140,000 Active 7 DOM
13. 2026-05-14
    listed $140,000 Active 285-char remark
14. 2006-09-28
    soldstatus $40,000

ⓘ 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: $1,760 · $147/mo
• Projected year-2 tax: $1,868 · $156/mo
• Expected delta: +$107/yr (+$9/mo · 6.1%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X · 99% 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 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: $29,340
• − Mortgage interest: −$7,002
• − Property taxes: −$1,760
• − Insurance: −$1,422
• − Repairs & maintenance: −$2,347
• − Management: −$2,347
• − Depreciation: −$3,636
• Taxable income: $10,825
• Est. tax owed @ 24.0%: −$2,598
• After-tax cash flow: $9,532/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

+212.5% since first listed

7 events — show timeline

• 2026-06-15 Price Changed $125,000 LCAR
• 2026-06-15 Relisted — LCAR
• 2026-06-09 Pending — LCAR
• 2026-05-28 Relisted — LCAR
• 2026-05-19 Pending — LCAR
• 2026-05-14 Listed $140,000 LCAR
• 2006-09-28 Sold (Public Records) $40,000 Public Records

Property tax history

+2.2%/yr

Latest (2026): $1,760 · +1.8% YoY. Source: county tax records.