1565 Shoemaker Ave · West Wyoming, PA 18644

$200,000

4 bd · 1.0 ba · 864 sqft · SingleFamily public records · 7 Days on market

Built 1950 0.34 ac lot $231/sqft · 26% above area Est $207k · at est.

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Why this score? — see what drove the D- 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 +12.2/30.0
• ARV discount +9.1/15.0
• DSCR +3.6/10.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Look no further! 4 bedroom, large fenced in yard, garage, finished, lower level, new roof, new windows, new H2O heater in Wyoming Area School District. What more can you ask for - oh wait - privacy, hardwood floors under carpeting and fabulously maintained! This one has it all!

Key facts

• Large privacy
• Outdoor space
• Hardwood floors

Tags

• HARDWOOD FLOORS
• LARGE PRIVACY
• OUTDOOR SPACE

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two-story
• Construction: Aluminum siding
• Exterior features: Fenced yard; Cleared lot

Interior

• Kitchen: Electric water heater
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Baseboard heat
• Interior features: Eat-in kitchen; Finished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (17.5% below list).
• Recommended offer: $165k (17.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#608 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Wyoming Area SD (suburban): math 24% / reading 51% proficiency, ranked #381 of 539 in PA (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wyoming Area Primary Ctr (math 37% / reading 57%, grade D-, #737 of 1,518 statewide, top 52%, 443 students, 99% FRL); Wyoming Area Intermediate Ctr (math 17% / reading 49%, grade F, #346 of 512 statewide, top 69%, 484 students, 100% FRL); Wyoming Area Sec Ctr (math 26% / reading 48%, grade F, #289 of 437 statewide, top 67%, 953 students, 99% FRL) — zoned schools average 99% FRL vs 32% district-wide (67 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 30 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 $120k; list at $200k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,900 (17.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.82% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.85%
• DSCR: 0.96
• GRM: 10.1

CMA / ARV

• ARV (median comp): $207,276
• List price: $200,000
• Delta: -3.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.0%
• Equity multiple: 0.30×
• Total profit: $-39,132
• Equity at exit: $29,821

10-year hold

• IRR: -13.0%
• Equity multiple: 0.24×
• Total profit: $-42,617
• Equity at exit: $17,292

Cash invested: $56,000 (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 18644

• Home prices YoY: -31.4%
• Active inventory: 30
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,649 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$210 /mo · $2,524/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-106

Break-even live

Break-even rent $1,783

Max offer price $181,238

Occupancy floor —

Sensitivity live

Price	-10% $7	-5% $-50	+0% $-106	+5% $-163	+10% $-219
Rent	-10% $-236	-5% $-171	+0% $-106	+5% $-41	+10% $24
Rate	-1.0pp $-5	-0.5pp $-55	base $-106	+0.5pp $-158	+1.0pp $-211

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-13
   status Pending 338-char remark
2. 2026-05-06
   listed $200,000 Active 338-char remark
3. 2019-12-09
   soldstatus $120,000
4. 2019-12-05
   soldstatus $120,000 278-char remark

   Show marketing remark (278 chars)

   Look no further! 4 bedroom, large fenced in yard, garage, finished, lower level, new roof, new windows, new H2O heater in Wyoming Area School District. What more can you ask for - oh wait - privacy, hardwood floors under carpeting and fabulously maintained! This one has it all!

5. 2019-09-23
   listed $139,000 278-char remark

   Show marketing remark (278 chars)

   Look no further! 4 bedroom, large fenced in yard, garage, finished, lower level, new roof, new windows, new H2O heater in Wyoming Area School District. What more can you ask for - oh wait - privacy, hardwood floors under carpeting and fabulously maintained! This one has it all!

6. 2013-09-20
   soldstatus $81,500

ⓘ 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: $2,524 · $210/mo
• Projected year-2 tax: $2,842 · $237/mo
• Expected delta: +$318/yr (+$27/mo · 12.6%)

ⓘ 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 (unshaded) · 98% 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 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,788
• − Mortgage interest: −$11,203
• − Property taxes: −$2,524
• − Insurance: −$1,798
• − Repairs & maintenance: −$1,583
• − Management: −$1,583
• − Depreciation: −$5,818
• Taxable loss: −$4,721
• Est. tax savings @ 24.0%: +$1,133
• After-tax cash flow: $-142/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 Area SD
• NCES district ID: 4226730
• Math proficiency: 24% ▼ -23.00%
• Reading proficiency: 51% ▼ -13.00%
• Median HH income: $48,856
• Composite: 32.21/100
• National rank: #5776
• State rank: #381 of 539 in PA

Livability — West Wyoming

• Score: 72/100
• State rank: #608
• US rank: #5858

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Wyoming, PA
• Population (ZIP): 7,318

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 (96%)
• Race & ethnicity: White 96% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Romanian 24% Scotch-Irish 3% Iranian 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: ▼ -109.68%
• Current HPI: 239.2864
• 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

+145.4% since first listed

6 events — show timeline

• 2026-05-13 Pending — LCAR
• 2026-05-06 Listed $200,000 LCAR
• 2019-12-09 Sold (Public Records) $120,000 Public Records
• 2019-12-05 Sold (MLS) $120,000 LCAR
• 2019-09-23 Listed $139,000 LCAR
• 2013-09-20 Sold (Public Records) $81,500 Public Records

Property tax history

+3.3%/yr

Latest (2026): $2,524 · +2.8% YoY. Source: county tax records.