3 Harrison St · Tunkhannock, PA 18657

$163,000

4 bd · 1.0 ba · 1,240 sqft · Other · 112 Days on market

0.38 ac lot $131/sqft · 11% below area Est $184k · 11% under

---

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 +13.9/30.0
• ARV discount +12.6/15.0
• DSCR +4.2/10.0
• Livability +3.9/5.0
• Appreciation +3.7/10.0
• 1% rule +3.5/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Tenant occupied!Sat and Sun 12pm to 2pm onlyProof of funds required24-hour notice to schedule. Great investment property or a perfect starter home. Agent related to sellerSold as-is

Key facts

• Large backyard
• Newer siding
• Storage shed

Tags

• NEWER SIDING
• STORAGE SHED
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $163k.

Deal economics

• At list price, monthly cash flow is $18 ($219/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 $138k (15.5% below list).
• Recommended offer: $138k (15.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 5.1% in Tunkhannock — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 77/100 on livability (#371 in PA, #3,219 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety A-; Watch: employment D+, amenities F, commute F.
• 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: 58 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 33 units permitted in Wyoming County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.6%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Wyoming County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $36k; list at $163k implies a 359% gain — meaningful room to come down on a strong offer.

Recommended offer $137,782 (15.5% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.48%
• DSCR: 1.02
• GRM: 9.9

CMA / ARV

• ARV (median comp): $183,646
• List price: $163,000
• Delta: -11.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-2.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.51×
• Total profit: $-22,310
• Equity at exit: $27,446

10-year hold

• IRR: -4.8%
• Equity multiple: 0.66×
• Total profit: $-15,428
• Equity at exit: $19,550

Cash invested: $45,640 (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 18657

• Home prices YoY: -1.0%
• Active inventory: 58
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,378 medium
• Mortgage (P&I): −$855
• Tax from tax record: −$148 /mo · $1,770/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $18

Break-even live

Break-even rent $1,355

Max offer price $163,000

Occupancy floor 94%

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: $40,750
• Closing costs: $4,890
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
173 E Tioga St Unit 6 Tunkhannock, PA	3.0	1.0	900	$1,250	$1.39	14d	1	0.39mi
173 E Tioga St Tunkhannock, PA	3.0	1.5	820	$1,450	$1.77	14d	1	0.39mi
173 E Tioga St Apt 6A Tunkhannock, PA	3.0	1.5	820	$1,450	$1.77	44d	1	0.40mi

Listing history 25 events

1. 2026-06-18
   days on market $163,000 Active 112 DOM
2. 2026-06-17
   days on market $163,000 Active 111 DOM
3. 2026-06-16
   days on market $163,000 Active 110 DOM
4. 2026-06-15
   days on market $163,000 Active 109 DOM
5. 2026-06-14
   days on market $163,000 Active 107 DOM
6. 2026-06-13
   days on market $163,000 Active 106 DOM
7. 2026-06-10
   days on market $163,000 Active 104 DOM
8. 2026-06-09
   days on market $163,000 Active 103 DOM
9. 2026-06-08
   days on market $163,000 Active 102 DOM
10. 2026-06-07
    days on market $163,000 Active 101 DOM
11. 2026-06-02
    days on market $163,000 Active 96 DOM
12. 2026-06-01
    days on market $163,000 Active 95 DOM
13. 2026-05-31
    days on market $163,000 Active 94 DOM
14. 2026-05-30
    days on market $163,000 Active 93 DOM
15. 2026-05-17
    price $163,000 181-char remark

    Show marketing remark (181 chars)

    Tenant occupied!Sat and Sun 12pm to 2pm onlyProof of funds required24-hour notice to schedule. Great investment property or a perfect starter home. Agent related to sellerSold as-is

16. 2026-04-11
    price $168,000 181-char remark

    Show marketing remark (181 chars)

    Tenant occupied!Sat and Sun 12pm to 2pm onlyProof of funds required24-hour notice to schedule. Great investment property or a perfect starter home. Agent related to sellerSold as-is

17. 2026-02-26
    listed $170,000 Active 181-char remark

    Show marketing remark (181 chars)

    Tenant occupied!Sat and Sun 12pm to 2pm onlyProof of funds required24-hour notice to schedule. Great investment property or a perfect starter home. Agent related to sellerSold as-is

18. 2024-09-18
    price $185,000
19. 2024-09-05
    price $191,000
20. 2024-05-16
    price $198,000
21. 2023-03-23
    soldstatus $35,500
22. 2022-10-14
    soldstatus $35,500 Closed
23. 2022-09-09
    status Pending
24. 2022-09-02
    price $45,000
25. 2022-08-26
    listed $60,000 Active

ⓘ 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: $1,770 · $148/mo
• Projected year-2 tax: $2,173 · $181/mo
• Expected delta: +$403/yr (+$34/mo · 22.7%)

ⓘ 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 4/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $16,534
• − Mortgage interest: −$9,131
• − Property taxes: −$1,770
• − Insurance: −$815
• − Repairs & maintenance: −$1,323
• − Management: −$1,323
• − Depreciation: −$4,742
• Taxable loss: −$2,569
• Est. tax savings @ 24.0%: +$617
• After-tax cash flow: $836/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 — Tunkhannock

• Score: 77/100
• State rank: #371
• US rank: #3219

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tunkhannock, PA
• Population (ZIP): 11,043

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 9% Lithuanian 2% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1%

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: ▼ -2.57%
• Current HPI: 250.1268
• 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

+171.7% since first listed

11 events — show timeline

• 2026-05-17 Price Changed $163,000 LCAR
• 2026-04-11 Price Changed $168,000 LCAR
• 2026-02-26 Listed $170,000 LCAR
• 2024-09-18 Price Changed $185,000 LCAR
• 2024-09-05 Price Changed $191,000 LCAR
• 2024-05-16 Price Changed $198,000 LCAR
• 2023-03-23 Sold (Public Records) $35,500 Public Records
• 2022-10-14 Sold (MLS) $35,500 GSBR as distributed by MLS GRID
• 2022-09-09 Pending — GSBR as distributed by MLS GRID
• 2022-09-02 Price Changed $45,000 GSBR as distributed by MLS GRID
• 2022-08-26 Listed $60,000 GSBR as distributed by MLS GRID

Property tax history

+1.5%/yr

Latest (2025): $1,770 · +0.0% YoY. Source: county tax records.