1 Broad St · Nanticoke, PA 18634

$609,000

63 bd · 49.0 ba · 5,130 sqft · MultiFamily · 64 Days on market

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 7 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Great investment property in a prime location. This multi-family building is zoned commercial and has 5 rental units. Plus commercial space on the first floor. There is off street parking and a 2 car garage. All measurements approximate.

Key facts

• Separate utilities
• Detached garage
• 2 garage spots

Tags

• DETACHED GARAGE
• SEPARATE UTILITIES

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces; On-street parking
• Utilities: Public water; Public sewer
• Home design: Multi-family residential income property; Commercial zoning
• Construction: Aluminum siding
• Exterior features: Patio; Corner property

Interior

• Heating & cooling: Electric heating; Natural gas heating; Baseboard heating
• Interior features: Basement with dirt floor

What this means for you Summary

Snapshot

• This is a 7 × 9-bed/?-bath units multifamily listed at $609k.

Deal economics

• At list price, monthly cash flow is $4k ($44k/yr) — positive. Per door: $519/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $609k).
• Recommended offer: $572k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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; 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 $4k of loan paydown is wiped out by about $18k 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 $171k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($572k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y ago; this cycle's ask is 64005% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $90k; list at $609k implies a 577% gain — meaningful room to come down on a strong offer.

Recommended offer $572,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 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: 1.63% ✓
• Cap rate: 13.45%
• Cash-on-cash: 25.57%
• DSCR: 2.14
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 19.2%
• Equity multiple: 1.78×
• Total profit: $132,896
• Equity at exit: $90,804

10-year hold

• IRR: 27.5%
• Equity multiple: 3.43×
• Total profit: $414,335
• Equity at exit: $52,655

Cash invested: $170,520 (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: 35.8×

Monthly cashflow live

• Estimated rent: $9,927 medium
• Mortgage (P&I): −$3,194
• Tax est. 1.5%: −$761 /mo · $9,135/yr
• Insurance: −$254
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,085
• Net cashflow: $3,634

Break-even live

Break-even rent $5,327

Max offer price $609,000

Occupancy floor 58%

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

Units	Beds	Baths	Est. rent
▸ 7× units	9	—	$9,926
Total (7 units)			$9,927

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: $152,250
• Closing costs: $18,270
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-05-07
   historical $950
2. 2026-05-07
   historical $950
3. 2026-05-01
   status Pending
4. 2026-03-20
   listed $950
5. 2026-02-25
   listed $609,000 Active
6. 2026-01-14
   price $900
7. 2025-10-02
   listed $850
8. 2025-10-01
   historical $850
9. 2025-09-23
   historical $850
10. 2025-06-28
    price $850
11. 2025-03-25
    listed $900
12. 2025-03-15
    listed $900
13. 2024-07-31
    historical $850
14. 2024-07-23
    price $575,000
15. 2024-06-17
    listed $850
16. 2014-12-15
    soldstatus $90,000 237-char remark

    Show marketing remark (237 chars)

    Great investment property in a prime location. This multi-family building is zoned commercial and has 5 rental units. Plus commercial space on the first floor. There is off street parking and a 2 car garage. All measurements approximate.

17. 2014-11-20
    listed $119,000 237-char remark

    Show marketing remark (237 chars)

    Great investment property in a prime location. This multi-family building is zoned commercial and has 5 rental units. Plus commercial space on the first floor. There is off street parking and a 2 car garage. All measurements approximate.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $119,124
• − Mortgage interest: −$34,113
• − Property taxes: −$9,135
• − Insurance: −$3,045
• − Repairs & maintenance: −$9,530
• − Management: −$9,530
• − Depreciation: −$17,716
• Taxable income: $36,054
• Est. tax owed @ 24.0%: −$8,653
• After-tax cash flow: $34,951/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

+411.8% since first listed

17 events — show timeline

• 2026-05-07 Rental Removed $950 RENTEC
• 2026-05-07 Rental Removed $950 RENTEC
• 2026-05-01 Pending — LCAR
• 2026-03-20 Listed for Rent $950 RENTEC
• 2026-02-25 Listed $609,000 LCAR
• 2026-01-14 Price Changed $900 RENTEC
• 2025-10-02 Listed for Rent $850 RENTEC
• 2025-10-01 Rental Removed $850 LCAR
• 2025-09-23 Rental Removed $850 RENTEC
• 2025-06-28 Price Changed $850 LCAR
• 2025-03-25 Listed for Rent $900 LCAR
• 2025-03-15 Listed for Rent $900 RENTEC
• 2024-07-31 Rental Removed $850 LCAR
• 2024-07-23 Price Changed $575,000 LCAR
• 2024-06-17 Listed for Rent $850 LCAR
• 2014-12-15 Sold (MLS) $90,000 LCAR
• 2014-11-20 Listed $119,000 LCAR