69 Mt. Airy Rd · Shavertown, PA 18708

$109,900

2 bd · 1.0 ba · 1,338 sqft · SingleFamily public records · 3 Days on market

Built 1935 0.26 ac lot

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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 +26.7/30.0
• DSCR +9.2/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

An opportunity to have a home in Dallas School District with the need of major updates. There was significant damage done to the foor from Termites. Cash Only.

Key facts

• 0.26 acre lot
• Listed 3 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Two levels
• Construction: Aluminum siding
• Exterior features: Porch; Shed(s)

Interior

• Kitchen: Gas water heater
• Bedrooms: Total rooms: 6
• Bathrooms: One three-quarter bathroom
• Heating & cooling: Electric baseboard heating
• Interior features: Eat-in kitchen; Gas fireplace (1)
• Laundry & utility: Has basement (crawl space with dirt floor)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).

Location & tenants

• Location reads 71/100 on livability (#688 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Dallas SD (suburban): math 47% / reading 64% proficiency, ranked #97 of 539 in PA (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 44 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $760 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $74k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,900

Questions for the listing agent

1. Built in 1935 — 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. 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.
4. 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.
5. 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: 1.25% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.62%
• DSCR: 1.52
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $220,770
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
43 Pioneer Ave	0.15mi	3/1.5 (+1)	1,400 (+5%)	1mo	$205,000	$146	77
61 Lehigh St	0.37mi	3/1.0 (+1)	1,300 (-3%)	2mo	$240,000	$185	71
61 Mt Airy Rd	0.03mi	3/1.0 (+1)	1,224 (-8%)	12mo	$160,000	$131	69
102 Pioneer Ave	0.11mi	3/2.0 (+1)	1,404 (+5%)	14mo	$236,000	$168	66
16 Center St	0.27mi	2/1.5	1,424 (+6%)	11mo	$185,000	$130	66
181 Lawn Ave	0.52mi	3/1.5 (+1)	1,328 (-1%)	2mo	$315,000	$237	65
95 Mt Airy Rd	0.09mi	3/2.0 (+1)	1,465 (+10%)	9mo	$241,000	$165	64
23 Elizabeth Street St	0.44mi	2/1.0	1,233 (-8%)	11mo	$220,000	$178	57
120 Center St	0.72mi	3/1.0 (+1)	1,400 (+5%)	0mo	$232,000	$166	53
65 Davis St	0.35mi	3/2.0 (+1)	1,500 (+12%)	6mo	$240,000	$160	49
35 E Franklin St	0.58mi	3/2.0 (+1)	1,444 (+8%)	4mo	$235,000	$163	48
110 Center St	0.68mi	3/1.0 (+1)	1,430 (+7%)	10mo	$205,000	$143	44

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: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,206
• Equity at exit: $16,386

10-year hold

• IRR: 10.7%
• Equity multiple: 1.83×
• Total profit: $25,647
• Equity at exit: $9,502

Cash invested: $30,772 (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 18708

• Home prices YoY: -23.7%
• Active inventory: 44
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,378 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$169 /mo · $2,025/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $298

Break-even live

Break-even rent $1,001

Max offer price $109,900

Occupancy floor 73%

Sensitivity live

Price	-10% $360	-5% $329	+0% $298	+5% $267	+10% $236
Rent	-10% $189	-5% $243	+0% $298	+5% $352	+10% $407
Rate	-1.0pp $353	-0.5pp $326	base $298	+0.5pp $269	+1.0pp $240

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39 Spring St Shavertown, PA	2.0	1.0	900	$1,300	$1.44	14d	1	0.37mi
113 E Center St Shavertown, PA	2.0	1.0	1075	$1,500	$1.40	22d	1	0.69mi

Listing history 5 events

1. 2026-06-10
   status $109,900 Pending 3 DOM
2. 2026-06-09
   days on market $109,900 Active 3 DOM
3. 2026-06-08
   days on market $109,900 Active 2 DOM
4. 2026-06-07
   remarks 159-char remark
5. 2026-06-07
   listed $109,900 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: $2,025 · $169/mo
• Projected year-2 tax: $2,025 · $169/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 3/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,539
• − Mortgage interest: −$6,156
• − Property taxes: −$2,025
• − Insurance: −$550
• − Repairs & maintenance: −$1,323
• − Management: −$1,323
• − Depreciation: −$3,197
• Taxable income: $1,965
• Est. tax owed @ 24.0%: −$472
• After-tax cash flow: $3,104/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: Dallas SD
• NCES district ID: 4207200
• Math proficiency: 47% ▼ -13.00%
• Reading proficiency: 64% ▼ -11.00%
• Median HH income: $61,760
• Composite: 48.4/100
• National rank: #2138
• State rank: #97 of 539 in PA

Livability — Shavertown

• Score: 71/100
• State rank: #688
• US rank: #6958

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shavertown, PA
• Population (ZIP): 9,063

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 (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Asian 2%
• Common ancestry: Romanian 21% Scotch-Irish 3% Polish 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 1% 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: ▼ -74.60%
• Current HPI: 239.7587
• 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

+48.5% since first listed

2 events — show timeline

• 2026-06-06 Listed $109,900 LCAR
• 2014-05-09 Sold (Public Records) $74,000 Public Records

Property tax history

+2.2%/yr

Latest (2026): $2,025 · +5.9% YoY. Source: county tax records.