33 Franklin St · Plymouth, PA 18651

$118,500

3 bd · 1.5 ba · 1,797 sqft · SingleFamily public records · 8 Days on market

Built 1930 6,098 sqft lot Est $165k · 28% under

---

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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +8.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a 3 bedroom, 1 1/2 bath home close to town, great for entertaining. In ground pool, deck, large yard. New heating system only 3 years old.

Key facts

• Bar room
• Pool house
• Pool

Tags

• POOL
• POOL HOUSE
• FENCED IN BACK YARD
• BAR ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $118k).
• Cap rate 10.0% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $819 of loan paydown is wiped out by about $4k 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 $33k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,500

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.35% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.16%
• DSCR: 1.59
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $165,324
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
626 W Main St	0.08mi	3/1.5	1,675 (-7%)	2mo	$136,525	$82	84
188 Franklin St	0.22mi	3/3.0	1,760 (-2%)	2mo	$186,500	$106	79
687 Dennis Ln	0.34mi	3/1.0	1,812 (+1%)	7mo	$115,000	$63	75
133 Davenport St	0.16mi	3/1.0	1,867 (+4%)	13mo	$116,200	$62	73
324 Powell St St	0.43mi	3/1.5	1,800 (+0%)	8mo	$199,000	$111	73
74 Smith Row	0.39mi	3/1.0	1,925 (+7%)	0mo	$140,000	$73	68
366 Salsbury St	0.37mi	4/1.5 (+1)	1,612 (-10%)	6mo	$88,000	$55	55
401 Shawnee Ave	0.36mi	4/2.0 (+1)	1,900 (+6%)	14mo	$217,000	$114	55
147 Davenport St	0.18mi	3/1.5	1,532 (-15%)	16mo	$141,000	$92	54
123 Academy St	0.43mi	3/2.0	1,589 (-12%)	9mo	$148,000	$93	51
20 Turner St	0.42mi	4/2.0 (+1)	2,020 (+12%)	10mo	$221,000	$109	44
125 Center Ave	0.73mi	4/1.5 (+1)	2,055 (+14%)	16mo	$80,000	$39	24

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: 3.2%
• Equity multiple: 1.12×
• Total profit: $4,054
• Equity at exit: $17,669

10-year hold

• IRR: 12.8%
• Equity multiple: 2.02×
• Total profit: $33,680
• Equity at exit: $10,246

Cash invested: $33,180 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,599 high
• Mortgage (P&I): −$621
• Tax from tax record: −$228 /mo · $2,738/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $364

Break-even live

Break-even rent $1,138

Max offer price $118,500

Occupancy floor 72%

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: $29,625
• Closing costs: $3,555
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29 Franklin St Plymouth, PA	3.0	1.0	1426	$1,800	$1.26	13d	1	0.02mi
657 W Main St Plymouth, PA	3.0	1.0	1600	$1,700	$1.06	13d	1	0.11mi
134 Blair St Plymouth, PA	3.0	1.0	1300	$1,300	$1.00	21d	1	0.15mi
463 2nd St Plymouth, PA	3.0	1.0	1250	$1,500	$1.20	43d	1	0.38mi
210-212 Center Ave Plymouth, PA	3.0	1.0	1300	$1,200	$0.92	43d	1	0.74mi
48 E Shawnee Ave Plymouth, PA	3.0	1.0	1500	$1,250	$0.83	13d	1	0.80mi
535 W State St Plymouth, PA	3.0	1.0	1600	$1,500	$0.94	43d	1	1.43mi

Listing history 5 events

1. 2026-03-12
   status Pending
2. 2026-03-03
   listed $118,500 Active
3. 2022-04-01
   soldstatus $111,000
4. 2022-03-25
   soldstatus $108,000 150-char remark

   Show marketing remark (150 chars)

   Looking for a 3 bedroom, 1 1/2 bath home close to town, great for entertaining. In ground pool, deck, large yard. New heating system only 3 years old.

5. 2022-01-20
   listed $105,000 150-char remark

   Show marketing remark (150 chars)

   Looking for a 3 bedroom, 1 1/2 bath home close to town, great for entertaining. In ground pool, deck, large yard. New heating system only 3 years old.

ⓘ 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: $2,738 · $228/mo
• Projected year-2 tax: $2,738 · $228/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 8 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: $19,185
• − Mortgage interest: −$6,638
• − Property taxes: −$2,738
• − Insurance: −$592
• − Repairs & maintenance: −$1,535
• − Management: −$1,535
• − Depreciation: −$3,447
• Taxable income: $2,699
• Est. tax owed @ 24.0%: −$648
• After-tax cash flow: $3,720/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

+12.9% since first listed

5 events — show timeline

• 2026-03-12 Pending — LCAR
• 2026-03-03 Listed $118,500 LCAR
• 2022-04-01 Sold (Public Records) $111,000 Public Records
• 2022-03-25 Sold (MLS) $108,000 LCAR
• 2022-01-20 Listed $105,000 LCAR

Property tax history

+2.2%/yr

Latest (2026): $2,738 · +1.8% YoY. Source: county tax records.