1000 Lower Demunds Rd · Shavertown, PA 18612

$205,000

4 bd · 4.0 ba · 1,595 sqft · MultiFamily · 131 Days on market

Fair condition 0.62 ac lot $129/sqft · 16% below area Est $244k · 16% under

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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 +29.0/30.0
• ARV discount +14.7/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Schools +4.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Unique duplex in Dallas Township consisting of two larger one bedroom apartments. First floor offers 4 rooms with a fireplace and hardwood floors. Second floor offers 3 rooms with a private entrance and ample closets & storage space. Both units are modern, have laundry hook-ups, and have separate utilities. Parcel measures 0.78 acres with a private driveway providing ample parking and yard area

Key facts

• Private entrance
• Ample closets
• Storage space

Tags

• FIREPLACE
• HARDWOOD FLOORS
• PRIVATE ENTRANCE
• AMPLE CLOSETS
• STORAGE SPACE
• LAUNDRY HOOK-UPS

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1.0-bath units multifamily listed at $205k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $636 ($8k/yr) — positive. Per door: $318/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $205k).
• Recommended offer: $180k (12.0% below list) — sets the bar for market timing.

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: 89 active listings in the ZIP; 1 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 $1k of loan paydown is wiped out by about $6k 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 $57k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $205k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. 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: 1.31% ✓
• Cap rate: 10.41%
• Cash-on-cash: 14.69%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (median comp): $243,962
• List price: $205,000
• Delta: -15.97%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.3%
• Equity multiple: 1.13×
• Total profit: $7,395
• Equity at exit: $30,566

10-year hold

• IRR: 12.9%
• Equity multiple: 2.03×
• Total profit: $58,963
• Equity at exit: $17,725

Cash invested: $57,400 (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 18612

• Home prices YoY: -23.2%
• Active inventory: 89
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $2,683 medium
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,075/yr
• Insurance: −$85
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$563
• Net cashflow: $636

Break-even live

Break-even rent $1,877

Max offer price $205,000

Occupancy floor 71%

Sensitivity live

Price	-10% $778	-5% $707	+0% $636	+5% $566	+10% $495
Rent	-10% $424	-5% $530	+0% $636	+5% $742	+10% $848
Rate	-1.0pp $740	-0.5pp $689	base $636	+0.5pp $583	+1.0pp $529

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$2,682
Total (2 units)			$2,683

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
62 Huntsville Rd Dallas, PA	3.0	2.0	1285	$1,800	$1.40	22d	1	1.04mi

Listing history 20 events

1. 2026-06-21
   days on market $205,000 Active 131 DOM
2. 2026-06-18
   days on market $205,000 Active 128 DOM
3. 2026-06-17
   days on market $205,000 Active 127 DOM
4. 2026-06-16
   days on market $205,000 Active 126 DOM
5. 2026-06-15
   days on market $205,000 Active 125 DOM
6. 2026-06-14
   days on market $205,000 Active 123 DOM
7. 2026-06-13
   days on market $205,000 Active 122 DOM
8. 2026-06-10
   days on market $205,000 Active 120 DOM
9. 2026-06-09
   days on market $205,000 Active 119 DOM
10. 2026-06-08
    days on market $205,000 Active 118 DOM
11. 2026-06-07
    days on market $205,000 Active 117 DOM
12. 2026-06-02
    days on market $205,000 Active 112 DOM
13. 2026-06-01
    days on market $205,000 Active 111 DOM
14. 2026-05-31
    days on market $205,000 Active 110 DOM
15. 2026-05-30
    days on market $205,000 Active 109 DOM
16. 2026-04-10
    price $205,000 403-char remark

    Show marketing remark (403 chars)

    Unique duplex in Dallas Township consisting of two larger one bedroom apartments. First floor offers 4 rooms with a fireplace and hardwood floors. Second floor offers 3 rooms with a private entrance and ample closets & storage space. Both units are modern, have laundry hook-ups, and have separate utilities. Parcel measures 0.78 acres with a private driveway providing ample parking and yard area

17. 2026-03-16
    price $215,000 403-char remark

    Show marketing remark (403 chars)

    Unique duplex in Dallas Township consisting of two larger one bedroom apartments. First floor offers 4 rooms with a fireplace and hardwood floors. Second floor offers 3 rooms with a private entrance and ample closets & storage space. Both units are modern, have laundry hook-ups, and have separate utilities. Parcel measures 0.78 acres with a private driveway providing ample parking and yard area

18. 2026-02-10
    listed $225,000 Active 403-char remark

    Show marketing remark (403 chars)

    Unique duplex in Dallas Township consisting of two larger one bedroom apartments. First floor offers 4 rooms with a fireplace and hardwood floors. Second floor offers 3 rooms with a private entrance and ample closets & storage space. Both units are modern, have laundry hook-ups, and have separate utilities. Parcel measures 0.78 acres with a private driveway providing ample parking and yard area

19. 2017-11-22
    soldstatus $100,000 144-char remark

    Show marketing remark (144 chars)

    Exterior cedar shake duplex. Freshly painted, first floor stone fireplace, natural wood, circle driveway, one apartment rented the other vacant.

20. 2017-09-14
    listed $110,000 144-char remark

    Show marketing remark (144 chars)

    Exterior cedar shake duplex. Freshly painted, first floor stone fireplace, natural wood, circle driveway, one apartment rented the other vacant.

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 17 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: $32,196
• − Mortgage interest: −$11,483
• − Property taxes: −$3,075
• − Insurance: −$1,822
• − Repairs & maintenance: −$2,576
• − Management: −$2,576
• − Depreciation: −$5,964
• Taxable income: $4,700
• Est. tax owed @ 24.0%: −$1,128
• After-tax cash flow: $6,509/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

A fair condition home with moderate rehab needs, including exterior siding, interior paint, and landscaping. Potential for significant value increase with these improvements.

Repairs flagged

• Major exterior siding — dark siding appears worn and in need of replacement
• Major interior paint — paint appears worn and needs touch-up or repainting
• Major landscaping — bare yard with debris needs landscaping and maintenance

Value-add opportunities

• Both exterior siding replacement — improves curb appeal and value
• Both interior paint touch-up — enhances interior appearance and value
• Both landscaping and yard maintenance — enhances curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · dark siding appears worn and in need of replacement	Major	$15,000–50,000
interior paint · paint appears worn and needs touch-up or repainting	Major	$15,000–50,000
landscaping · bare yard with debris needs landscaping and maintenance	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both exterior siding replacement — improves curb appeal and value ↑
• Both interior paint touch-up — enhances interior appearance and value ↑
• Both landscaping and yard maintenance — enhances curb appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Population (ZIP): 17,754

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 (87%)
• Race & ethnicity: White 87% Black 6% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Romanian 15% Scotch-Irish 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 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: ▼ -75.51%
• Current HPI: 250.3156
• 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

+86.4% since first listed

5 events — show timeline

• 2026-04-10 Price Changed $205,000 LCAR
• 2026-03-16 Price Changed $215,000 LCAR
• 2026-02-10 Listed $225,000 LCAR
• 2017-11-22 Sold (MLS) $100,000 LCAR
• 2017-09-14 Listed $110,000 LCAR