1936 Pennsylvania 92 · Exeter, PA 18643

$173,000

3 bd · 1.0 ba · 1,752 sqft · SingleFamily public records · 99 Days on market

Built 1940 $99/sqft · 24% below area Est $221k · 22% under

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Why this score? — see what drove the C- 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 +17.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +4.9/10.0
• Livability +3.8/5.0
• 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

Sat and Sun 12pm to 2pm only24-hour notice to schedule. Great investment property or a perfect starter home. Agent related to sellerHome being sold as is.

Key facts

• Listed 99 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $173k.

Deal economics

• At list price, monthly cash flow is $54 ($649/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (1.4% below list).
• Recommended offer: $157k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 4.1% in Exeter — 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 76/100 on livability (#392 in PA, #3,546 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools C-, 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.
• Market conditions: 59 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 $5k 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

• It's been on market 99 days — a 9% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $55k; list at $173k implies a 215% 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 $157,430 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 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 1940 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.99% ✗
• Cap rate: 7.13%
• Cash-on-cash: 2.99%
• DSCR: 1.13
• GRM: 8.5

CMA / ARV

• ARV (median comp): $221,400
• List price: $173,000
• Delta: -21.86%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.1%
• Equity multiple: 0.49×
• Total profit: $-24,502
• Equity at exit: $25,795

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-16,551
• Equity at exit: $14,958

Cash invested: $48,440 (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 18643

• Home prices YoY: -22.8%
• Active inventory: 59
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,705 medium
• Mortgage (P&I): −$907
• Tax from tax record: −$247 /mo · $2,966/yr
• Insurance: −$72
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $54

Break-even live

Break-even rent $1,637

Max offer price $173,000

Occupancy floor 92%

Sensitivity live

Price	-10% $152	-5% $103	+0% $54	+5% $5	+10% $-44
Rent	-10% $-81	-5% $-13	+0% $54	+5% $121	+10% $189
Rate	-1.0pp $141	-0.5pp $98	base $54	+0.5pp $9	+1.0pp $-36

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: $43,250
• Closing costs: $5,190
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $173,000 Active 99 DOM
2. 2026-06-17
   days on market $173,000 Active 98 DOM
3. 2026-06-16
   days on market $173,000 Active 97 DOM
4. 2026-06-15
   days on market $173,000 Active 96 DOM
5. 2026-06-14
   days on market $173,000 Active 94 DOM
6. 2026-06-13
   days on market $173,000 Active 93 DOM
7. 2026-06-10
   days on market $173,000 Active 91 DOM
8. 2026-06-09
   days on market $173,000 Active 90 DOM
9. 2026-06-08
   days on market $173,000 Active 89 DOM
10. 2026-06-07
    days on market $173,000 Active 88 DOM
11. 2026-06-05
    days on market $173,000 Active 85 DOM
12. 2026-06-03
    days on market $173,000 Active 84 DOM
13. 2026-06-02
    days on market $173,000 Active 83 DOM
14. 2026-06-01
    days on market $173,000 Active 82 DOM
15. 2026-05-31
    days on market $173,000 Active 81 DOM
16. 2026-05-30
    days on market $173,000 Active 80 DOM
17. 2026-05-17
    price $173,000 154-char remark

    Show marketing remark (154 chars)

    Sat and Sun 12pm to 2pm only24-hour notice to schedule. Great investment property or a perfect starter home. Agent related to sellerHome being sold as is.

18. 2026-04-11
    price $178,000 154-char remark

    Show marketing remark (154 chars)

    Sat and Sun 12pm to 2pm only24-hour notice to schedule. Great investment property or a perfect starter home. Agent related to sellerHome being sold as is.

19. 2026-03-11
    listed $180,000 Active 154-char remark

    Show marketing remark (154 chars)

    Sat and Sun 12pm to 2pm only24-hour notice to schedule. Great investment property or a perfect starter home. Agent related to sellerHome being sold as is.

20. 2022-05-06
    soldstatus $55,000 208-char remark

    Show marketing remark (208 chars)

    Come see this home with a beautiful view of the river! Nice fishing spot across the street and a private driveway. With some work done it could be a great home for you! Call today to set up a private showing!

21. 2022-02-28
    listed $55,000 208-char remark

    Show marketing remark (208 chars)

    Come see this home with a beautiful view of the river! Nice fishing spot across the street and a private driveway. With some work done it could be a great home for you! Call today to set up a private showing!

22. 2019-11-20
    soldstatus $45,000
23. 2016-12-05
    soldstatus $35,000

ⓘ 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: $2,966 · $247/mo
• Projected year-2 tax: $2,966 · $247/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,461
• − Mortgage interest: −$9,691
• − Property taxes: −$2,966
• − Insurance: −$1,662
• − Repairs & maintenance: −$1,637
• − Management: −$1,637
• − Depreciation: −$5,033
• Taxable loss: −$2,164
• Est. tax savings @ 24.0%: +$519
• After-tax cash flow: $1,169/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 — Exeter

• Score: 76/100
• State rank: #392
• US rank: #3546

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,683

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Black 3% Two or more races 2%
• Common ancestry: Romanian 20% Scotch-Irish 5% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 2% German/W. Germanic 1% 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: ▼ -76.48%
• Current HPI: 259.5339
• 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

+394.3% since first listed

7 events — show timeline

• 2026-05-17 Price Changed $173,000 LCAR
• 2026-04-11 Price Changed $178,000 LCAR
• 2026-03-11 Listed $180,000 LCAR
• 2022-05-06 Sold (MLS) $55,000 LCAR
• 2022-02-28 Listed $55,000 LCAR
• 2019-11-20 Sold (Public Records) $45,000 Public Records
• 2016-12-05 Sold (Public Records) $35,000 Public Records

Property tax history

+3.3%/yr

Latest (2026): $2,966 · +3.6% YoY. Source: county tax records.