785 W Main St · Plymouth, PA 18651

$224,900

6 bd · 3.0 ba · 2,882 sqft · MultiFamily public records · 122 Days on market

Built 1930 0.28 ac lot $78/sqft · 18% above area Est $185k · 22% over

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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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• 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 MLS

Spacious 2-Unit Property with Endless Potential!Very large 2-unit home with many updates already completed--just waiting for your finishing touches. This versatile property offers incredible flexibility and could easily be transformed into an amazing single-family residence. Features include a large lot with rear parking, a detached garage, and a welcoming front porch. Inside, you'll find beautiful hardwood floors, a walk-up attic with expansion potential, and separate entrances for each unit--ideal for multi-generational living or rental income. With so much potential and room to customize, this property is a rare opportunity for homeowners and investors alike!

Key facts

• Rear parking
• Large lot
• Separate entrances

Tags

• LARGE LOT
• REAR PARKING
• DETACHED GARAGE
• WELCOMING FRONT PORCH
• WALK-UP ATTIC
• SEPARATE ENTRANCES

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath multifamily listed at $225k.

Deal economics

• At list price, monthly cash flow is $812 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 8.3% in Plymouth — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 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 $2k of loan paydown is wiped out by about $7k 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 $63k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y 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 $90k; list at $225k implies a 150% 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 $197,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
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 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: 1.32% ✓
• Cap rate: 10.62%
• Cash-on-cash: 15.47%
• DSCR: 1.69
• GRM: 6.3

CMA / ARV

• ARV (median comp): $184,543
• List price: $224,900
• Delta: 21.87%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
250-252 Prospect St	0.47mi	7/3.0 (+1)	2,944 (+2%)	19mo	$75,000	$25	54
635-637 Lee St	0.44mi	6/2.0	2,592 (-10%)	9mo	$240,000	$93	52

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: 6.2%
• Equity multiple: 1.24×
• Total profit: $15,297
• Equity at exit: $33,533

10-year hold

• IRR: 15.6%
• Equity multiple: 2.27×
• Total profit: $80,035
• Equity at exit: $19,445

Cash invested: $62,972 (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: 12.6×

Monthly cashflow live

• Estimated rent: $2,970 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$261 /mo · $3,136/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$624
• Net cashflow: $812

Break-even live

Break-even rent $1,942

Max offer price $224,900

Occupancy floor 68%

Sensitivity live

Price	-10% $939	-5% $876	+0% $812	+5% $748	+10% $685
Rent	-10% $577	-5% $695	+0% $812	+5% $929	+10% $1,046
Rate	-1.0pp $925	-0.5pp $869	base $812	+0.5pp $754	+1.0pp $694

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$2,970
Total (2 units)			$2,970

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $224,900 Active 122 DOM
2. 2026-06-17
   days on market $224,900 Active 121 DOM
3. 2026-06-16
   days on market $224,900 Active 120 DOM
4. 2026-06-15
   days on market $224,900 Active 119 DOM
5. 2026-06-14
   days on market $224,900 Active 117 DOM
6. 2026-06-13
   days on market $224,900 Active 116 DOM
7. 2026-06-10
   days on market $224,900 Active 114 DOM
8. 2026-06-09
   days on market $224,900 Active 113 DOM
9. 2026-06-08
   days on market $224,900 Active 112 DOM
10. 2026-06-07
    days on market $224,900 Active 111 DOM
11. 2026-06-05
    days on market $224,900 Active 108 DOM
12. 2026-06-02
    days on market $224,900 Active 106 DOM
13. 2026-06-01
    days on market $224,900 Active 105 DOM
14. 2026-05-31
    days on market $224,900 Active 104 DOM
15. 2026-05-30
    days on market $224,900 Active 103 DOM
16. 2026-04-23
    price $224,900 670-char remark

    Show marketing remark (670 chars)

    Spacious 2-Unit Property with Endless Potential!Very large 2-unit home with many updates already completed--just waiting for your finishing touches. This versatile property offers incredible flexibility and could easily be transformed into an amazing single-family residence. Features include a large lot with rear parking, a detached garage, and a welcoming front porch. Inside, you'll find beautiful hardwood floors, a walk-up attic with expansion potential, and separate entrances for each unit--ideal for multi-generational living or rental income. With so much potential and room to customize, this property is a rare opportunity for homeowners and investors alike!

17. 2026-02-15
    listed $235,000 Active 670-char remark

    Show marketing remark (670 chars)

    Spacious 2-Unit Property with Endless Potential!Very large 2-unit home with many updates already completed--just waiting for your finishing touches. This versatile property offers incredible flexibility and could easily be transformed into an amazing single-family residence. Features include a large lot with rear parking, a detached garage, and a welcoming front porch. Inside, you'll find beautiful hardwood floors, a walk-up attic with expansion potential, and separate entrances for each unit--ideal for multi-generational living or rental income. With so much potential and room to customize, this property is a rare opportunity for homeowners and investors alike!

18. 2022-12-29
    soldstatus $90,000
19. 2022-12-27
    soldstatus $90,000 Closed
20. 2022-12-07
    status Pending
21. 2022-11-30
    listed $120,000 Active
22. 2010-08-09
    soldstatus $79,200
23. 2010-08-04
    soldstatus $79,200
24. 2009-09-15
    listed $89,900
25. 2009-04-10
    listed $99,000

ⓘ 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: $3,136 · $261/mo
• Projected year-2 tax: $3,345 · $279/mo
• Expected delta: +$209/yr (+$17/mo · 6.7%)

ⓘ 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 ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $35,640
• − Mortgage interest: −$12,598
• − Property taxes: −$3,136
• − Insurance: −$1,124
• − Repairs & maintenance: −$2,851
• − Management: −$2,851
• − Depreciation: −$6,543
• Taxable income: $6,537
• Est. tax owed @ 24.0%: −$1,569
• After-tax cash flow: $8,174/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

+127.2% since first listed

10 events — show timeline

• 2026-04-23 Price Changed $224,900 GSBR as distributed by MLS GRID
• 2026-02-15 Listed $235,000 GSBR as distributed by MLS GRID
• 2022-12-29 Sold (Public Records) $90,000 Public Records
• 2022-12-27 Sold (MLS) $90,000 LCAR
• 2022-12-07 Pending — LCAR
• 2022-11-30 Listed $120,000 LCAR
• 2010-08-09 Sold (Public Records) $79,200 Public Records
• 2010-08-04 Sold (MLS) $79,200 PMAR
• 2009-09-15 Listed $89,900 PMAR
• 2009-04-10 Listed $99,000 PMAR

Property tax history

+2.2%/yr

Latest (2026): $3,136 · +1.8% YoY. Source: county tax records.