284 286 Grand St · Nanticoke, PA 18634

$269,900

12 bd · 9.0 ba · 3,072 sqft · MultiFamily public records · 97 Days on market

Built 1920 $88/sqft · 32% above area Est $204k · 32% over ↓ 5% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Situated on an over-sized lot w rear alley access, this unique 3-unit property offers space, flexibility & exceptional potential in the heart of Nanticoke. Two units are move-in ready for occupancy while the 3rd is ready to finish w new windows on deck--offering an ideal opportunity fo owner-occupant, investor or multi-generational setup. What truly sets this property apart is its expansive,

Key facts

• Ready for finishing
• 2 story
• Conveniently located

Tags

• 2 STORY
• LARGE ATTIC
• OCCUPIED FIRST FLOOR UNIT
• READY FOR FINISHING
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/3.0-bath units multifamily listed at $270k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive. Per door: $554/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $270k).
• Recommended offer: $246k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 6.3% in Nanticoke — 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 74/100 on livability (#520 in PA, #4,791 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, commute F, employment D-.
• 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.
• Market conditions: 59 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $8k 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 $76k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $245,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% 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. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.62% ✓
• Cap rate: 13.98%
• Cash-on-cash: 27.45%
• DSCR: 2.22
• GRM: 5.2

CMA / ARV

• ARV (median comp): $203,778
• List price: $269,900
• Delta: 32.45%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 20.2%
• Equity multiple: 1.82×
• Total profit: $62,154
• Equity at exit: $40,243

10-year hold

• IRR: 28.4%
• Equity multiple: 3.52×
• Total profit: $190,522
• Equity at exit: $23,336

Cash invested: $75,572 (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 18634

• Home prices YoY: -29.1%
• Active inventory: 59
• Price-to-rent: 15.5×

Monthly cashflow live

• Estimated rent: $4,367 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$193 /mo · $2,320/yr
• Insurance: −$112
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$917
• Net cashflow: $1,662

Break-even live

Break-even rent $2,263

Max offer price $269,900

Occupancy floor 57%

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

Units	Beds	Baths	Est. rent
▸ 3× units	4	3	$4,368
Total (3 units)			$4,367

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $269,900 Active 97 DOM
2. 2026-06-17
   days on market $269,900 Active 96 DOM
3. 2026-06-16
   days on market $269,900 Active 95 DOM
4. 2026-06-15
   days on market $269,900 Active 94 DOM
5. 2026-06-14
   days on market $269,900 Active 92 DOM
6. 2026-06-13
   days on market $269,900 Active 91 DOM
7. 2026-06-10
   days on market $269,900 Active 89 DOM
8. 2026-06-09
   days on market $269,900 Active 88 DOM
9. 2026-06-08
   days on market $269,900 Active 87 DOM
10. 2026-06-07
    days on market $269,900 Active 86 DOM
11. 2026-06-05
    days on market $269,900 Active 83 DOM
12. 2026-06-02
    days on market $269,900 Active 81 DOM
13. 2026-06-01
    days on market $269,900 Active 80 DOM
14. 2026-05-31
    days on market $269,900 Active 79 DOM
15. 2026-05-30
    days on market $269,900 Active 78 DOM
16. 2026-05-14
    price $269,900 400-char remark

    Show marketing remark (400 chars)

    Situated on an over-sized lot w rear alley access, this unique 3-unit property offers space, flexibility & exceptional potential in the heart of Nanticoke. Two units are move-in ready for occupancy while the 3rd is ready to finish w new windows on deck--offering an ideal opportunity fo owner-occupant, investor or multi-generational setup. What truly sets this property apart is its expansive,

17. 2026-04-09
    price $275,000 400-char remark

    Show marketing remark (400 chars)

    Situated on an over-sized lot w rear alley access, this unique 3-unit property offers space, flexibility & exceptional potential in the heart of Nanticoke. Two units are move-in ready for occupancy while the 3rd is ready to finish w new windows on deck--offering an ideal opportunity fo owner-occupant, investor or multi-generational setup. What truly sets this property apart is its expansive,

18. 2026-03-13
    listed $285,000 Active 400-char remark

    Show marketing remark (400 chars)

    Situated on an over-sized lot w rear alley access, this unique 3-unit property offers space, flexibility & exceptional potential in the heart of Nanticoke. Two units are move-in ready for occupancy while the 3rd is ready to finish w new windows on deck--offering an ideal opportunity fo owner-occupant, investor or multi-generational setup. What truly sets this property apart is its expansive,

ⓘ 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: $2,320 · $193/mo
• Projected year-2 tax: $3,292 · $274/mo
• Expected delta: +$972/yr (+$81/mo · 41.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $52,404
• − Mortgage interest: −$15,119
• − Property taxes: −$2,320
• − Insurance: −$2,147
• − Repairs & maintenance: −$4,192
• − Management: −$4,192
• − Depreciation: −$7,852
• Taxable income: $16,582
• Est. tax owed @ 24.0%: −$3,980
• After-tax cash flow: $15,968/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: 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 — Nanticoke

• Score: 74/100
• State rank: #520
• US rank: #4791

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nanticoke, PA
• Population (ZIP): 13,638

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 10% Two or more races 7% Black 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Dominican 3%
• Common ancestry: Romanian 31% Polish 3% Hispanic 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 7% French/Haitian/Cajun 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: ▼ -101.20%
• Current HPI: 246.8063
• 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

-5.3% since first listed

3 events — show timeline

• 2026-05-14 Price Changed $269,900 LCAR
• 2026-04-09 Price Changed $275,000 LCAR
• 2026-03-13 Listed $285,000 LCAR

Property tax history

+2.3%/yr

Latest (2026): $2,320 · +4.4% YoY. Source: county tax records.