537 Main St · Plymouth, PA 18651

$126,900

2 bd · 1.5 ba · 1,240 sqft · SingleFamily public records · 104 Days on market

Built 1987 2,178 sqft lot $102/sqft · 30% below area Est $182k · 30% under ↓ 9% 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 +18.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +5.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Townhome, end-unit. Close to modern conveniences. Property is now active in online auction. All offers must be submitted through the property's listing page on www. auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms & Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

Key facts

• Listed 103 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $127k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $127k).
• Recommended offer: $115k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#1,068 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: employment D, crime F, amenities F.
• Wyoming Valley West SD (suburban): math 18% / reading 42% proficiency, ranked #445 of 539 in PA (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: State El Ctr (math 8% / reading 32%, grade F, #1,248 of 1,518 statewide, top 83%, 1,353 students, 100% FRL); Wyoming Valley West Ms (math 13% / reading 41%, grade F, #404 of 512 statewide, top 80%, 1,191 students, 100% FRL); Wyoming Valley West Shs (math 57% / reading 24%, grade F, #255 of 437 statewide, top 60%, 1,357 students, 100% FRL) — zoned schools average 100% FRL vs 56% district-wide (44 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 62 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $877 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

• It's been on market 104 days — a 9% lower offer ($115k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,479 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 7.43%
• Cash-on-cash: 4.06%
• DSCR: 1.18
• GRM: 8.1

CMA / ARV

• ARV (median comp): $181,764
• List price: $126,900
• Delta: -30.18%
• Verdict: UNDERPRICED
• Comps: 7 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Mras St	0.30mi	3/1.5 (+1)	1,260 (+2%)	0mo	$189,000	$150	78
134 Reynolds St	0.32mi	2/1.0	1,302 (+5%)	2mo	$150,000	$115	73
358 Shawnee Ave	0.31mi	3/1.0 (+1)	1,305 (+5%)	7mo	$137,000	$105	64
122 Flat Rd	0.28mi	3/1.5 (+1)	1,325 (+7%)	11mo	$217,150	$164	61
926 Main St	0.59mi	3/2.0 (+1)	1,202 (-3%)	4mo	$170,000	$141	57
89 Coal St	0.22mi	3/1.0 (+1)	1,088 (-12%)	11mo	$115,000	$106	53
44 Hillside Ave	0.74mi	2/1.5	1,190 (-4%)	7mo	$85,000	$71	53
343 Mountain Rd	0.70mi	2/1.0	1,182 (-5%)	7mo	$100,000	$85	52
252 Orchard St	0.51mi	3/1.5 (+1)	1,381 (+11%)	7mo	$175,000	$127	47
968 Main St	0.69mi	3/1.0 (+1)	1,330 (+7%)	8mo	$89,900	$68	42
161 Center Ave	0.65mi	3/1.0 (+1)	1,100 (-11%)	3mo	$70,000	$64	41
341 Mountain Rd	0.69mi	3/1.0 (+1)	1,378 (+11%)	7mo	$121,900	$88	36

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: -9.9%
• Equity multiple: 0.64×
• Total profit: $-12,862
• Equity at exit: $18,921

10-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-1,167
• Equity at exit: $10,972

Cash invested: $35,532 (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 18651

• Home prices YoY: -11.5%
• Active inventory: 62
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,309 high
• Mortgage (P&I): −$665
• Tax from tax record: −$196 /mo · $2,347/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $120

Break-even live

Break-even rent $1,157

Max offer price $126,900

Occupancy floor 86%

Sensitivity live

Price	-10% $192	-5% $156	+0% $120	+5% $84	+10% $48
Rent	-10% $17	-5% $69	+0% $120	+5% $172	+10% $224
Rate	-1.0pp $184	-0.5pp $153	base $120	+0.5pp $87	+1.0pp $54

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: $31,725
• Closing costs: $3,807
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
546 W Main St Plymouth, PA	1.0	1.0	720	$875	$1.22	16d	1	0.03mi
546 W Main St Plymouth, PA	2.0	1.0	750	$1,150	$1.53	23d	1	0.03mi
29 Franklin St Plymouth, PA	3.0	1.0	1426	$1,800	$1.26	16d	1	0.11mi
72 Franklin St Plymouth, PA	2.0	1.0	750	$1,175	$1.57	16d	1	0.15mi
134 Blair St Plymouth, PA	3.0	1.0	1300	$1,300	$1.00	23d	1	0.19mi
338 W Shawnee Ave Plymouth, PA	2.0	1.5	945	$1,550	$1.64	16d	1	0.33mi
18 North St Plymouth, PA	2.0	1.0	1200	$1,300	$1.08	16d	1	0.39mi
463 2nd St Plymouth, PA	3.0	1.0	1250	$1,500	$1.20	46d	1	0.40mi
210-212 Center Ave Plymouth, PA	3.0	1.0	1300	$1,200	$0.92	46d	1	0.67mi
48 E Shawnee Ave Plymouth, PA	3.0	1.0	1500	$1,250	$0.83	16d	1	0.72mi
241 Gould St Plymouth, PA	2.0	1.0	985	$1,150	$1.17	23d	1	1.22mi
600 Main Rd Hanover Township, PA	1.0	1.0	960	$940	$0.98	46d	1	1.36mi
52 Diamond Ave Hanover Township, PA	2.0	1.0	820	$925	$1.13	23d	1	1.44mi
92 Diamond Ave Hanover Township, PA	3.0	1.0	1150	$1,400	$1.22	47d	1	1.50mi

Listing history 19 events

1. 2026-06-23
   days on market $126,900 Active 104 DOM
2. 2026-06-22
   days on market $126,900 Active 103 DOM
3. 2026-06-18
   days on market $126,900 Active 100 DOM
4. 2026-06-17
   days on market $126,900 Active 99 DOM
5. 2026-06-16
   days on market $126,900 Active 98 DOM
6. 2026-06-15
   days on market $126,900 Active 97 DOM
7. 2026-06-14
   days on market $126,900 Active 95 DOM
8. 2026-06-13
   days on market $126,900 Active 94 DOM
9. 2026-06-10
   days on market $126,900 Active 92 DOM
10. 2026-06-09
    days on market $126,900 Active 91 DOM
11. 2026-06-08
    days on market $126,900 Active 90 DOM
12. 2026-06-07
    days on market $126,900 Active 89 DOM
13. 2026-06-05
    days on market $126,900 Active 86 DOM
14. 2026-06-02
    days on market $126,900 Active 84 DOM
15. 2026-06-01
    days on market $126,900 Active 83 DOM
16. 2026-05-31
    days on market $126,900 Active 82 DOM
17. 2026-05-30
    days on market $126,900 Active 81 DOM
18. 2026-03-10
    listed $126,900 Active 360-char remark

    Show marketing remark (360 chars)

    Townhome, end-unit. Close to modern conveniences. Property is now active in online auction. All offers must be submitted through the property's listing page on www. auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms & Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

19. 2024-10-13
    price $140,000

ⓘ 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: $2,347 · $196/mo
• Projected year-2 tax: $2,347 · $196/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 67% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $15,709
• − Mortgage interest: −$7,108
• − Property taxes: −$2,347
• − Insurance: −$634
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − Depreciation: −$3,692
• Taxable loss: −$586
• Est. tax savings @ 24.0%: +$141
• After-tax cash flow: $1,584/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: Wyoming Valley West SD
• NCES district ID: 4225950
• Math proficiency: 18% ▼ -11.00%
• Reading proficiency: 42% ▼ -12.00%
• Median HH income: $42,437
• Composite: 25.38/100
• National rank: #7470
• State rank: #445 of 539 in PA

Livability — Plymouth

• Score: 66/100
• State rank: #1068
• US rank: #12056

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plymouth, PA
• Population (ZIP): 8,672

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% Black 5% Two or more races 4%
• Hispanic origin (detail): Mexican 3% Dominican 5%
• Common ancestry: Romanian 19% Scotch-Irish 2% Iranian 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 7% Other Indo-European 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: ▼ -29.78%
• Current HPI: 229.6791
• 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

-9.4% since first listed

2 events — show timeline

• 2026-03-10 Listed $126,900 LCAR
• 2024-10-13 Price Changed $140,000 LCAR

Property tax history

+2.2%/yr

Latest (2026): $2,347 · +1.8% YoY. Source: county tax records.