280 Rear Ridge St · Nanticoke, PA 18634

$95,000

3 bd · 1.0 ba · 1,288 sqft · SingleFamily public records · 101 Days on market

Built 1930 1,250 sqft lot $74/sqft · 34% below area Est $145k · 35% 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 +8.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter home in Nanticoke or a great opportunity for investors! The home is accessible by front or through the alley. There is a small yard in front of the home. This is currently being used as a rental property. The current tenant is willing to continue renting if the new owner allows. Property being sold in ''AS IS'' condition. All measurements are approx.

Key facts

• Rental property
• Accessible by front
• Small yard

Tags

• ACCESSIBLE BY FRONT
• ACCESSIBLE THROUGH ALLEY
• SMALL YARD
• RENTAL PROPERTY

🏷️ Possibly a rental listed for sale. The $95,000 price doesn't fit this home's estimated sale value (~$145,303) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 6.3% in Nanticoke — 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 74/100 on livability (#520 in PA, #4,791 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, commute F, employment D-.
• 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; 12 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 $657 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 $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $95k implies a 153% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.39% ✓
• Cap rate: 10.93%
• Cash-on-cash: 16.56%
• DSCR: 1.74
• GRM: 6.0

CMA / ARV

• ARV (median comp): $145,303
• List price: $95,000
• Delta: -34.62%
• 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
280 Rear Ridge St	0.00mi	3/1.0	1,300 (+1%)	0mo	$85,000	$65	98
35 Noble St	0.33mi	3/1.0	1,253 (-3%)	3mo	$139,050	$111	77
14 Church St	0.32mi	3/1.0	1,242 (-4%)	5mo	$67,000	$54	75
232 Church St	0.12mi	3/1.0	1,432 (+11%)	5mo	$129,000	$90	72
242 State St	0.31mi	2/2.5 (-1)	1,310 (+2%)	2mo	$105,000	$80	70
719 Prospect St	0.23mi	3/1.5	1,436 (+12%)	4mo	$173,500	$121	65
124 Rear Hanover St	0.50mi	3/1.0	1,384 (+8%)	3mo	$106,400	$77	62
317 State St	0.29mi	3/1.5	1,440 (+12%)	6mo	$156,500	$109	60
719 Hanover St	0.42mi	2/2.5 (-1)	1,232 (-4%)	4mo	$140,000	$114	59
131 Union St	0.55mi	2/1.0 (-1)	1,406 (+9%)	0mo	$136,000	$97	54
248 Grand St	0.68mi	3/1.0	1,120 (-13%)	2mo	$177,160	$158	45
250 Church St	0.72mi	3/2.0	1,424 (+11%)	6mo	$185,000	$130	40

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: 7.7%
• Equity multiple: 1.30×
• Total profit: $8,025
• Equity at exit: $14,165

10-year hold

• IRR: 17.0%
• Equity multiple: 2.40×
• Total profit: $37,239
• Equity at exit: $8,214

Cash invested: $26,600 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,325 high
• Mortgage (P&I): −$498
• Tax from tax record: −$142 /mo · $1,702/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $367

Break-even live

Break-even rent $860

Max offer price $95,000

Occupancy floor 67%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
260 E Green St Nanticoke, PA	3.0	1.5	1350	$1,400	$1.04	43d	1	0.18mi
121 E Grand St Nanticoke, PA	3.0	1.5	1350	$1,500	$1.11	43d	1	0.23mi
117 E Green St Nanticoke, PA	2.0	1.0	1000	$1,500	$1.50	13d	1	0.23mi
295 State St Nanticoke, PA	3.0	1.0	1781	$1,600	$0.90	13d	1	0.29mi
293 State St Nanticoke, PA	2.0	1.0	1014	$1,200	$1.18	13d	1	0.29mi
12 1/2 W Church St Nanticoke, PA	2.0	1.0	1025	$1,000	$0.98	13d	1	0.31mi
39 W Ridge St Unit 3 Nanticoke, PA	2.0	1.0	900	$1,050	$1.17	43d	1	0.33mi
39 W Ridge St Nanticoke, PA	2.0	1.0	900	$1,050	$1.17	21d	1	0.33mi
61 W Main St Nanticoke, PA	3.0	1.0	1300	$1,350	$1.04	13d	1	0.53mi
3122 S Main St Unit 2 Wilkes-Barre, PA	4.0	1.0	1100	$1,300	$1.18	21d	1	1.29mi
222 Honey Pot St Nanticoke, PA	2.0	1.0	1072	$1,200	$1.12	13d	1	1.42mi
37 Loomis Park Hanover Township, PA	3.0	1.0	1152	$1,300	$1.13	13d	1	1.42mi

Listing history 9 events

1. 2026-05-07
   status Pending 367-char remark

   Show marketing remark (367 chars)

   Great starter home in Nanticoke or a great opportunity for investors! The home is accessible by front or through the alley. There is a small yard in front of the home. This is currently being used as a rental property. The current tenant is willing to continue renting if the new owner allows. Property being sold in ''AS IS'' condition. All measurements are approx.

2. 2026-04-11
   price $95,000 367-char remark

   Show marketing remark (367 chars)

   Great starter home in Nanticoke or a great opportunity for investors! The home is accessible by front or through the alley. There is a small yard in front of the home. This is currently being used as a rental property. The current tenant is willing to continue renting if the new owner allows. Property being sold in ''AS IS'' condition. All measurements are approx.

3. 2026-02-25
   price $99,900 367-char remark

   Show marketing remark (367 chars)

   Great starter home in Nanticoke or a great opportunity for investors! The home is accessible by front or through the alley. There is a small yard in front of the home. This is currently being used as a rental property. The current tenant is willing to continue renting if the new owner allows. Property being sold in ''AS IS'' condition. All measurements are approx.

4. 2026-01-26
   listed $105,000 Active 367-char remark

   Show marketing remark (367 chars)

   Great starter home in Nanticoke or a great opportunity for investors! The home is accessible by front or through the alley. There is a small yard in front of the home. This is currently being used as a rental property. The current tenant is willing to continue renting if the new owner allows. Property being sold in ''AS IS'' condition. All measurements are approx.

5. 2020-07-08
   soldstatus $37,500 184-char remark

   Show marketing remark (184 chars)

   Don't miss out on this cute home, Very affordable at this price and its move in ready. Low taxes, nice little yard. Updates have been done over the years. Newer roof. All meas. approx.

6. 2020-02-27
   listed $49,800 184-char remark

   Show marketing remark (184 chars)

   Don't miss out on this cute home, Very affordable at this price and its move in ready. Low taxes, nice little yard. Updates have been done over the years. Newer roof. All meas. approx.

7. 2018-04-17
   soldstatus $62,000
8. 2018-04-16
   soldstatus $62,000
9. 2017-08-22
   listed $63,500

ⓘ 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: $1,702 · $142/mo
• Projected year-2 tax: $1,702 · $142/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 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: $15,900
• − Mortgage interest: −$5,321
• − Property taxes: −$1,702
• − Insurance: −$475
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$2,764
• Taxable income: $3,094
• Est. tax owed @ 24.0%: −$743
• After-tax cash flow: $3,663/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 — Nanticoke

• Score: 74/100
• State rank: #520
• US rank: #4791

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: 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

+49.6% since first listed

9 events — show timeline

• 2026-05-07 Pending — LCAR
• 2026-04-11 Price Changed $95,000 LCAR
• 2026-02-25 Price Changed $99,900 LCAR
• 2026-01-26 Listed $105,000 LCAR
• 2020-07-08 Sold (MLS) $37,500 LCAR
• 2020-02-27 Listed $49,800 LCAR
• 2018-04-17 Sold (Public Records) $62,000 Public Records
• 2018-04-16 Sold (MLS) $62,000 LCAR
• 2017-08-22 Listed $63,500 LCAR

Property tax history

+2.3%/yr

Latest (2026): $1,702 · +4.4% YoY. Source: county tax records.