636 Sr 187 · North Branch, PA 18629

$185,000

3 bd · 2.0 ba · 1,600 sqft · SingleFamily · 38 Days on market

Built 1930 2.16 ac lot $116/sqft · 37% below area Est $294k · 37% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.3/30.0
• Appreciation +6.3/10.0
• DSCR +4.0/10.0
• Schools +3.1/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Mehoopany- lots of possibilities with this 3 bed 2 bath house on 2 acres with nice views. It includes a large attached garage, along with a large separate garage/shop. The property is located near state game lands, the Mehoopany creek, and several large ponds. The seller is retaining sub surface rights. Building materials in bedroom are included with the sale.

Key facts

• Several large ponds
• Near mehoopany creek
• 2.16 acre lot

Tags

• LARGE SEPARATE GARAGE
• NEAR STATE GAME LANDS
• NEAR MEHOOPANY CREEK
• SEVERAL LARGE PONDS

Property features AI

Finance

• Other: Lot size approximately 2.1636 acres; Lot dimensions: 298 x 184 x 140 x 115 x 183 x 349 (survey); Road frontage on a paved state road (~296 ft)

Exterior

• Parking: 4-car garage; Circular driveway; Gravel driveway; Garage faces front
• Utilities: Well water; Private sewer / septic tank; Electricity connected (100 amp service); Propane available; Water connected
• Home design: Single-family residence (residential); 1930 construction (estimated); Fixer condition
• Construction: Aluminum siding; Block construction; Block foundation; Shingle roof; Year built estimated 1930
• Exterior features: Private yard; Storage; Covered patio/porch; Cleared, rectangular lot; Other structures: garage(s) and storage

Interior

• Kitchen: Dishwasher; Gas range; Gas oven; Refrigerator
• Bedrooms: 3 bedrooms (Bedroom 1, Bedroom 2, Bedroom 3)
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Electric heating; Propane heating; Hot water heating; Ceiling fan cooling
• Interior features: Ceiling fans; Drywall; Walk-up attic; Block and concrete basement
• Laundry & utility: Washer; Dryer; Combined bath/laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $1 ($12/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (24.7% below list).
• Recommended offer: $139k (24.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Tunkhannock Area SD (town): math 29% / reading 43% proficiency, ranked #397 of 539 in PA (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 33 units permitted in Wyoming County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (2.6% local appreciation)).
• Wyoming County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $139,381 (24.7% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.75% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.02%
• DSCR: 1.00
• GRM: 11.1

CMA / ARV

• ARV (median comp): $293,672
• List price: $185,000
• Delta: -37.00%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
862 US Route 187	0.54mi	4/2.0 (+1)	1,760 (+10%)	4mo	$255,000	$145	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.5%
• Equity multiple: 1.36×
• Total profit: $18,764
• Equity at exit: $79,463

10-year hold

• IRR: 9.5%
• Equity multiple: 2.37×
• Total profit: $71,027
• Equity at exit: $119,644

Cash invested: $51,800 (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 18629

• Home prices YoY: 1.8%
• Active inventory: 8
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,394 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$53 /mo · $634/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $1

Break-even live

Break-even rent $1,393

Max offer price $185,000

Occupancy floor 95%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $185,000 Active 38 DOM
2. 2026-06-17
   days on market $185,000 Active 37 DOM
3. 2026-06-16
   days on market $185,000 Active 36 DOM
4. 2026-06-15
   days on market $185,000 Active 35 DOM
5. 2026-06-14
   days on market $185,000 Active 33 DOM
6. 2026-06-13
   days on market $185,000 Active 32 DOM
7. 2026-06-10
   days on market $185,000 Active 30 DOM
8. 2026-06-09
   days on market $185,000 Active 29 DOM
9. 2026-06-08
   days on market $185,000 Active 28 DOM
10. 2026-06-07
    days on market $185,000 Active 27 DOM
11. 2026-06-02
    days on market $185,000 Active 22 DOM
12. 2026-06-01
    days on market $185,000 Active 21 DOM
13. 2026-05-31
    days on market $185,000 Active 20 DOM
14. 2026-05-30
    days on market $185,000 Active 19 DOM
15. 2026-05-11
    listed $185,000 Active 362-char remark

ⓘ 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: $634 · $53/mo
• Projected year-2 tax: $1,779 · $148/mo
• Expected delta: +$1,144/yr (+$95/mo · 180.4%)

ⓘ 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 ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,726
• − Mortgage interest: −$10,363
• − Property taxes: −$634
• − Insurance: −$925
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$5,382
• Taxable loss: −$3,254
• Est. tax savings @ 24.0%: +$781
• After-tax cash flow: $793/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: Tunkhannock Area SD
• NCES district ID: 4223850
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 43% ▼ -18.00%
• Median HH income: $51,545
• Composite: 31.27/100
• National rank: #6022
• State rank: #397 of 539 in PA

Livability — North Branch

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,772

Population outlook (Wyoming County) Hauer SSP2

• Today (2025): 26,334 people
• By 2030: 25,225 · -4.2%
• By 2040: 22,707 · -13.8%
• By 2050: 20,250 · -23.1%
• By 2075: 15,192 · -42.3%
• By 2100: 10,961 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Iranian 2% Slovak 2%
• Foreign-born: 0%

Political lean MEDSL · Wyoming

• 2024 margin: Solid R (+36.8) · D 31.1% · R 67.9% · Other 1.0%
• 2008→2024 swing: -29.2pp toward R · 2008: -7.6pp · 2024: -36.8pp
• All cycles: 2024: R+36.8 2020: R+35.2 2016: R+38.7 2012: R+12.3 2008: R+7.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.64%
• Current HPI: 152.8372
• 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

• 2026-05-11 Listed $185,000 GSBR as distributed by MLS GRID

Property tax history

-7.8%/yr

Latest (2026): $634 · -64.7% YoY. Source: county tax records.