337 Maffett St · Plains, PA 18705

$119,900

2 bd · 1.0 ba · 1,012 sqft · SingleFamily public records · 13 Days on market

Built 1910 1,307 sqft lot Est $131k · 8% 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).

• Cash flow +23.9/30.0
• ARV discount +11.2/15.0
• DSCR +7.7/10.0
• 1% rule +5.8/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity for an investor or someone looking to make a starter home their own. This 2 bedroom and 1 bath home is in a convenient location close to highways and public transportation. Also has a vacant lot that holds potential for an addition or extra parking.

Key facts

• Vacant lot
• Convenient location
• 1,307 sq ft lot

Tags

• CONVENIENT LOCATION
• VACANT LOT

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels
• Construction: Vinyl siding
• Exterior features: Cleared lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Electric baseboard heating
• Interior features: Gas water heater; Dining room fireplace; Basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 8.6% vs local median 4.8% in Plains — 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 78/100 on livability (#286 in PA, #2,528 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, employment D+, amenities D.
• Wilkes-Barre Area SD (urban): math 19% / reading 32% proficiency, ranked #469 of 539 in PA (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 74 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $829 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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1910 — 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: 1.08% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.33%
• DSCR: 1.37
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $130,548
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
333 Maffett St	0.01mi	2/1.0	1,016 (+0%)	6mo	$69,500	$68	94
73 Chestnut St	0.51mi	2/1.5	1,048 (+4%)	1mo	$125,000	$119	68
11 Oneida Pl	0.72mi	2/1.0	1,036 (+2%)	8mo	$165,000	$159	56
137 Gouge St	0.70mi	2/1.0	1,002 (-1%)	15mo	$120,000	$120	53
15 Farrell Ln	0.65mi	3/1.0 (+1)	956 (-6%)	4mo	$105,000	$110	52
16 Brookside St	0.63mi	2/1.0	887 (-12%)	1mo	$140,000	$158	49
12 W Chestnut St	0.51mi	3/1.0 (+1)	949 (-6%)	16mo	$148,000	$156	47
45 Cayuga Pl	0.63mi	3/1.0 (+1)	960 (-5%)	12mo	$225,000	$234	47
61 Johnson St	0.55mi	3/1.5 (+1)	1,053 (+4%)	18mo	$85,000	$81	46
39 Chestnut St	0.49mi	3/1.0 (+1)	1,100 (+9%)	16mo	$142,000	$129	44
664 Washington St	0.71mi	3/1.5 (+1)	1,146 (+13%)	19mo	$148,000	$129	22
719 Washington St	0.66mi	3/2.0 (+1)	1,150 (+14%)	23mo	$173,000	$150	18

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: -3.6%
• Equity multiple: 0.86×
• Total profit: $-4,594
• Equity at exit: $17,877

10-year hold

• IRR: 6.0%
• Equity multiple: 1.45×
• Total profit: $15,093
• Equity at exit: $10,367

Cash invested: $33,572 (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 18705

• Home prices YoY: -22.7%
• Active inventory: 74
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,297 high
• Mortgage (P&I): −$629
• Tax from tax record: −$113 /mo · $1,353/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $233

Break-even live

Break-even rent $1,002

Max offer price $119,900

Occupancy floor 77%

Sensitivity live

Price	-10% $301	-5% $267	+0% $233	+5% $199	+10% $165
Rent	-10% $131	-5% $182	+0% $233	+5% $284	+10% $335
Rate	-1.0pp $293	-0.5pp $263	base $233	+0.5pp $202	+1.0pp $170

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 E Chestnut St Unit 1 Wilkes-Barre, PA	3.0	1.0	900	$1,195	$1.33	44d	1	0.52mi
102 Maffett St Wilkes-Barre, PA	1.0	1.0	800	$1,200	$1.50	44d	1	0.52mi
13 Charles St Unit 15 Wilkes-Barre, PA	3.0	1.0	1300	$1,550	$1.19	14d	1	0.56mi
572 N Franklin St Wilkes Barre, PA	2.0	1.0	1042	$1,100	$1.06	44d	1	0.73mi
572 N Franklin St Wilkes Barre, PA	2.0	1.0	1042	$1,050	$1.01	21d	1	0.73mi
11 Holiday Dr Kingston, PA	1.0–3.0	1.0–2.5	1083	$2,044	$1.89	14d	14	0.74mi
123 W Carey St Wilkes Barre, PA	3.0	2.0	1375	$1,650	$1.20	14d	1	0.78mi
535 N Franklin St Wilkes Barre, PA	3.0	1.0	1148	$1,359	$1.18	21d	1	0.80mi
17 E Carey St Unit 3 Wilkes-Barre, PA	2.0	1.0	1000	$1,200	$1.20	44d	1	0.88mi
26 E Carey St Apt 4 Wilkes-Barre, PA	3.0	1.0	1050	$1,300	$1.24	14d	1	0.92mi
157 E Walnut St Kingston, PA	2.0	1.0	900	$1,000	$1.11	14d	1	0.96mi
151 E Walnut St Kingston, PA	2.0	1.0	900	$1,000	$1.11	14d	1	0.96mi
98 E Walnut St Kingston, PA	3.0	1.0	1280	$1,500	$1.17	21d	1	1.02mi
9 Snowden St Forty Fort, PA	3.0	1.0	1500	$1,250	$0.83	21d	1	1.10mi
942 Wyoming Ave Unit A Forty Fort, PA	2.0	1.5	1054	$1,600	$1.52	44d	1	1.16mi
400 N Gates Ave Unit 1 Kingston, PA	2.0	2.0	1198	$1,300	$1.09	44d	1	1.19mi
301 N Main St Unit 2 Wilkes-Barre, PA	3.0	1.0	1050	$1,300	$1.24	21d	1	1.19mi
214 Mayock St Unit 3 Wilkes-Barre, PA	2.0	1.0	1000	$1,150	$1.15	44d	1	1.26mi
168 Kidder St City of Wilkes Barre, PA	2.0	1.0	750	$1,250	$1.67	21d	1	1.30mi
168-170 Kidder St Wilkes-Barre, PA	2.0	1.0	750	$1,250	$1.67	21d	1	1.30mi
402 Scott St Fl 3 Wilkes-Barre, PA	2.0	1.0	761	$950	$1.25	44d	1	1.32mi
423 Scott St Apt 1 Wilkes-Barre, PA	3.0	1.0	1100	$1,450	$1.32	44d	1	1.33mi
100 Parkway Blvd Kingston, PA	2.0	1.0	650	$1,400	$2.15	14d	1	1.34mi
261 N Washington St Wilkes Barre, PA	3.0	1.0	1050	$1,400	$1.33	44d	1	1.35mi
268 N Pennsylvania Ave Unit 2 Wilkes-Barre, PA	3.0	1.0	758	$1,300	$1.72	21d	1	1.38mi
115 1st Ave Unit 115 Kingston, PA	3.0	1.0	1200	$1,495	$1.25	14d	1	1.43mi
30 Chapel St Wilkes Barre, PA	1.0	1.0	700	$1,150	$1.64	21d	1	1.47mi
1154 Murray St Kingston, PA	2.0	1.5	1152	$1,600	$1.39	44d	1	1.49mi
131 Scott St Wilkes-Barre Township, PA	2.0	1.0	1144	$1,300	$1.14	44d	1	1.50mi

Listing history 11 events

1. 2026-06-18
   days on market $119,900 Active 13 DOM
2. 2026-06-17
   days on market $119,900 Active 12 DOM
3. 2026-06-16
   days on market $119,900 Active 11 DOM
4. 2026-06-15
   days on market $119,900 Active 10 DOM
5. 2026-06-14
   days on market $119,900 Active 8 DOM
6. 2026-06-13
   days on market $119,900 Active 7 DOM
7. 2026-06-10
   days on market $119,900 Active 5 DOM
8. 2026-06-09
   days on market $119,900 Active 4 DOM
9. 2026-06-08
   days on market $119,900 Active 3 DOM
10. 2026-06-07
    remarks 267-char remark
11. 2026-06-07
    listed $119,900 Active 2 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: $1,353 · $113/mo
• Projected year-2 tax: $1,624 · $135/mo
• Expected delta: +$271/yr (+$23/mo · 20.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $15,561
• − Mortgage interest: −$6,716
• − Property taxes: −$1,353
• − Insurance: −$600
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − Depreciation: −$3,488
• Taxable income: $915
• Est. tax owed @ 24.0%: −$220
• After-tax cash flow: $2,576/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: Wilkes-Barre Area SD
• NCES district ID: 4226300
• Math proficiency: 19% ▼ -2.00%
• Reading proficiency: 32% ▼ -9.00%
• Median HH income: $37,420
• Composite: 21.22/100
• National rank: #8409
• State rank: #469 of 539 in PA

Livability — Plains

• Score: 78/100
• State rank: #286
• US rank: #2528

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plains, PA
• County: Luzerne County · 118,885 people
• Metro: Scranton--Wilkes-Barre, PA
• Population (ZIP): 15,624
• Household income: $59,344
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 549.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 22% Two or more races 11% Black 4%
• Hispanic origin (detail): Mexican 7% Puerto Rican 5% Dominican 9%
• Common ancestry: Romanian 19% Scotch-Irish 3% Polish 2%
• Foreign-born: 11% · Canada
• Languages at home: 79% English-only · Spanish 17% Other Indo-European 2% 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: ▼ -71.77%
• Current HPI: 243.9176
• Rent YoY: —
• Metro: Scranton--Wilkes-Barre, PA
• 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

• 2026-06-05 Listed $119,900 LCAR

Property tax history

+1.6%/yr

Latest (2026): $1,353 · +4.2% YoY. Source: county tax records.