7974-7976 Main St · Conyngham, PA 18655

$350,000

6 bd · 3.0 ba · 3,732 sqft · MultiFamily · 26 Days on market

Good condition

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Why this score? — see what drove the D+ 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 +10.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Schools +2.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Stately three family apartment building located on Main St Mocanaqua. Each unit offers modern updates along with timeless character in each spacious apartment. Other features include: Modern Kitchens/ Baths, Separate Laundry, Fresh Paint/ Flooring, and Off-Street Parking. Property has been very well maintained and would be an excellent home or investment property. Call today for a private showing!

Key facts

• Off street parking
• Modern kitchens
• Separate laundry

Tags

• MODERN KITCHENS
• SEPARATE LAUNDRY
• OFF STREET PARKING

Property features AI

Finance

• Financial info: Annual tax noted

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Multi-family residential income property; Wood siding
• Construction: Wood siding construction
• Exterior features: Residential zoning; Lot approximately 0.09 acres

Interior

• Heating & cooling: Electric baseboard heating
• Interior features: Electric water heater; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $350k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-259 ($-3k/yr) — negative. Per door: $-86/mo.
• To cash-flow at today's rent, offer at most $313k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $282k (19.5% below list).
• Recommended offer: $282k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 2.5% in Conyngham — 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 77/100 on livability (#331 in PA, #2,897 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• 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.
• Zoned schools: Gna El Ctr (math 15% / reading 36%, grade F, #1,172 of 1,518 statewide, top 77%, 505 students, 100% FRL); Greater Nanticoke Area Ed Ctr (math 4% / reading 32%, grade F, #453 of 512 statewide, top 89%, 539 students, 100% FRL); Greater Nanticoke Area Shs (math 52%, 714 students, 89% FRL) — zoned schools average 96% FRL vs 52% district-wide (44 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 36 active listings in the ZIP; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $37k of equity ($2k loan paydown + $35k appreciation (10.0% local appreciation)).
• Luzerne County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.

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 $281,800 (19.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.36%
• DSCR: 0.90
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.0%
• Equity multiple: 2.78×
• Total profit: $174,206
• Equity at exit: $315,308

10-year hold

• IRR: 19.8%
• Equity multiple: 6.37×
• Total profit: $526,147
• Equity at exit: $679,973

Cash invested: $98,000 (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 18655

• Home prices YoY: 13.9%
• Active inventory: 36
• Price-to-rent: 31.1×

Monthly cashflow live

• Estimated rent: $2,818 medium
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$438 /mo · $5,250/yr
• Insurance: −$146
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$592
• Net cashflow: $-259

Break-even live

Break-even rent $3,146

Max offer price $312,521

Occupancy floor —

Sensitivity live

Price	-10% $-17	-5% $-138	+0% $-259	+5% $-380	+10% $-501
Rent	-10% $-482	-5% $-370	+0% $-259	+5% $-148	+10% $-36
Rate	-1.0pp $-83	-0.5pp $-170	base $-259	+0.5pp $-350	+1.0pp $-442

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$2,817
Total (3 units)			$2,818

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-22
   days on market $350,000 Active 26 DOM
2. 2026-06-18
   days on market $350,000 Active 23 DOM
3. 2026-06-17
   days on market $350,000 Active 22 DOM
4. 2026-06-16
   days on market $350,000 Active 21 DOM
5. 2026-06-15
   days on market $350,000 Active 20 DOM
6. 2026-06-14
   days on market $350,000 Active 18 DOM
7. 2026-06-13
   days on market $350,000 Active 17 DOM
8. 2026-06-10
   days on market $350,000 Active 15 DOM
9. 2026-06-09
   days on market $350,000 Active 14 DOM
10. 2026-06-08
    days on market $350,000 Active 13 DOM
11. 2026-06-07
    days on market $350,000 Active 12 DOM
12. 2026-06-05
    days on market $350,000 Active 9 DOM
13. 2026-06-02
    days on market $350,000 Active 7 DOM
14. 2026-06-01
    days on market $350,000 Active 6 DOM
15. 2026-05-31
    days on market $350,000 Active 5 DOM
16. 2026-05-30
    days on market $350,000 Active 4 DOM
17. 2026-05-26
    listed $350,000 Active

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,816
• − Mortgage interest: −$19,605
• − Property taxes: −$5,250
• − Insurance: −$2,548
• − Repairs & maintenance: −$2,705
• − Management: −$2,705
• − Depreciation: −$10,182
• Taxable loss: −$9,179
• Est. tax savings @ 24.0%: +$2,203
• After-tax cash flow: $-905/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 · 13 photos

Good 75/100 Cosmetic rehab

A well-maintained three-family apartment building with good condition and potential for cosmetic updates to enhance its resale and rental value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace carpet — Improves comfort and value
• Both Update kitchen appliances — Modernizes the space and increases value
• Both Update bathrooms — Modernizes the space and increases value
• Both Landscaping improvements — Enhances curb appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet — Improves comfort and value ↑
• Both Update kitchen appliances — Modernizes the space and increases value ↑
• Both Update bathrooms — Modernizes the space and increases value ↑
• Both Landscaping improvements — 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: 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 — Conyngham

• Score: 77/100
• State rank: #331
• US rank: #2897

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mocanaqua, PA
• City population: 1,072
• Population (ZIP): 5,789

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 (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 19% Lithuanian 5% Iranian 3%
• Foreign-born: 1%
• Languages at home: 98% English-only · Russian/Polish/Slavic 1% Spanish 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: ▲ 34.48%
• Current HPI: 282.3106
• 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

1 event — show timeline

• 2026-05-26 Listed $350,000 LCAR