619 3rd St · Nescopeck, PA 18635

$220,000

3 bd · 2.0 ba · 1,925 sqft · SingleFamily public records · 6 Days on market

Built 1900 10,019 sqft lot Est $227k · 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 +13.1/30.0
• ARV discount +8.9/15.0
• Appreciation +6.6/10.0
• DSCR +3.9/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming Nescopeck home offering comfortable living and small-town appeal. This well-maintained property features a functional layout, inviting living spaces, and convenient access to local amenities, schools, and major routes. A great opportunity for first-time buyers or investors seeking value and potential.

Key facts

• 0.23 acre lot
• Garage
• Built 1900

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two-story
• Construction: Vinyl siding
• Exterior features: Public water; Public sewer; Lot approximately 50 x 200 (0.23 acre); Residential zoning

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric baseboard heat
• Interior features: Eat-in kitchen; Basement with dirt floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-6 ($-73/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (17.9% below list).
• Recommended offer: $181k (17.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#571 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Berwick Area SD (other): math 32% / reading 57% proficiency, ranked #291 of 539 in PA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Nescopeck El Sch (math 54% / reading 64%, grade B-, #377 of 1,518 statewide, top 28%, 156 students, 100% FRL); Berwick Area Ms (math 19% / reading 54%, grade F, #307 of 512 statewide, top 61%, 844 students, 100% FRL); Berwick Area Hs (math 57% / reading 70%, grade B-, #69 of 437 statewide, top 16%, 782 students, 100% FRL) — zoned schools average 100% FRL vs 46% district-wide (54 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 69 active listings in the ZIP; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $7k appreciation (3.2% local appreciation)).
• Luzerne County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $62k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 $140k; list at $220k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $180,729 (17.9% 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 6.26%
• Cash-on-cash: -0.12%
• DSCR: 0.99
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $227,150
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
622 E 4th St	0.11mi	3/1.5	2,000 (+4%)	3mo	$265,000	$133	84
528 E 4th St	0.14mi	4/2.0 (+1)	2,038 (+6%)	4mo	$241,500	$118	76
319 3rd St	0.32mi	3/2.0	1,829 (-5%)	8mo	$138,000	$75	70
714 1st St	0.18mi	3/1.5	1,797 (-7%)	13mo	$207,000	$115	68
313 W 5th St	0.38mi	4/2.5 (+1)	1,960 (+2%)	10mo	$272,000	$139	64
504 3rd St	0.15mi	4/1.5 (+1)	1,874 (-3%)	21mo	$165,000	$88	64
810 E 2nd St	0.17mi	2/2.0 (-1)	1,736 (-10%)	18mo	$210,000	$121	55
539 E 2nd St	0.63mi	4/1.0 (+1)	2,024 (+5%)	1mo	$105,000	$52	52
338 E Front St	0.65mi	3/2.5	2,030 (+6%)	8mo	$220,000	$108	52
300 Mercer St	0.30mi	2/2.0 (-1)	1,701 (-12%)	15mo	$197,000	$116	49
319 5th St	0.35mi	4/2.5 (+1)	2,127 (+10%)	15mo	$259,000	$122	47
835 E 2nd St	0.65mi	3/3.0	2,212 (+15%)	5mo	$280,000	$127	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.9%
• Equity multiple: 1.46×
• Total profit: $28,398
• Equity at exit: $101,380

10-year hold

• IRR: 10.5%
• Equity multiple: 2.60×
• Total profit: $98,795
• Equity at exit: $158,177

Cash invested: $61,600 (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 18635

• Home prices YoY: 1.3%
• Active inventory: 69
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,807 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$188 /mo · $2,262/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-6

Break-even live

Break-even rent $1,815

Max offer price $218,920

Occupancy floor 95%

Sensitivity live

Price	-10% $118	-5% $56	+0% $-6	+5% $-68	+10% $-131
Rent	-10% $-149	-5% $-77	+0% $-6	+5% $65	+10% $137
Rate	-1.0pp $105	-0.5pp $50	base $-6	+0.5pp $-63	+1.0pp $-121

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-22
   days on market $220,000 Active 6 DOM
2. 2026-06-19
   days on market $220,000 Active 3 DOM
3. 2026-06-18
   days on market $220,000 Active 2 DOM
4. 2026-06-17
   remarks 311-char remark
5. 2026-06-17
   listed $220,000 Active 1 DOM

ⓘ 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: $2,262 · $188/mo
• Projected year-2 tax: $2,869 · $239/mo
• Expected delta: +$607/yr (+$51/mo · 26.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 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: $21,687
• − Mortgage interest: −$12,323
• − Property taxes: −$2,262
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − Depreciation: −$6,400
• Taxable loss: −$3,868
• Est. tax savings @ 24.0%: +$928
• After-tax cash flow: $855/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: Berwick Area SD
• NCES district ID: 4203480
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 57% ▼ -6.00%
• Median HH income: $41,964
• Composite: 37.36/100
• National rank: #4433
• State rank: #291 of 539 in PA

Livability — Nescopeck

• Score: 73/100
• State rank: #571
• US rank: #5424

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nescopeck, PA
• Population (ZIP): 3,640

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% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 8% Lithuanian 4% Iranian 3%
• Foreign-born: 0%
• Languages at home: 96% English-only · Spanish 3% Russian/Polish/Slavic 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: ▲ 3.20%
• Current HPI: 245.2539
• 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

+109.5% since first listed

4 events — show timeline

• 2026-06-16 Listed $220,000 LCAR
• 2021-06-30 Sold (Public Records) $140,000 Public Records
• 2018-09-29 Listed $110,000 CSVBR
• 2009-10-26 Sold (Public Records) $105,000 Public Records

Property tax history

+1.9%/yr

Latest (2026): $2,262 · +1.4% YoY. Source: county tax records.