720 Mill St · Plymouth, PA 18651

$85,000

3 bd · 1.0 ba · 1,325 sqft · SingleFamily public records · 24 Days on market

Built 1900 $64/sqft · 42% below area Est $148k · 42% under ↓ 9% since listing

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Why this score? — see what drove the B+ 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Nice layout on this 3 bedroom 1 bath single, large lot with detached garage. property has a lot of potential, being sold in as is condition and buyer pays all transfer tax, deed prep and occupancy fees if any. for additional information and to place a bid go to www. hudhomestore. gov, case number 446-068040

Key facts

• Garage
• Listed 24 days

Property features AI

Exterior

• Parking: Detached 1-car garage; Driveway access
• Utilities: Public water; Public sewer
• Home design: Single-family home; Two stories; Residential zoning
• Construction: Aluminum siding; Vinyl siding
• Exterior features: Cleared lot

Interior

• Kitchen: Gas water heater
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Forced air
• Interior features: Eat-in kitchen; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $526 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.7% vs local median 8.3% in Plymouth — 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 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.
• Market conditions: 61 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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?
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: 1.73% ✓
• Cap rate: 13.72%
• Cash-on-cash: 26.52%
• DSCR: 2.18
• GRM: 4.8

CMA / ARV

• ARV (median comp): $147,530
• List price: $85,000
• Delta: -42.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
684 Lee St	0.06mi	3/1.0	1,440 (+9%)	3mo	$170,000	$118	80
52 Franklin St	0.16mi	3/1.0	1,434 (+8%)	2mo	$155,000	$108	77
134 Reynolds St	0.32mi	2/1.0 (-1)	1,302 (-2%)	2mo	$150,000	$115	75
358 Shawnee Ave	0.38mi	3/1.0	1,305 (-2%)	7mo	$137,000	$105	74
124 Mras St	0.47mi	3/1.5	1,260 (-5%)	0mo	$189,000	$150	68
341 Mountain Rd	0.44mi	3/1.0	1,378 (+4%)	7mo	$121,900	$88	67
122 Flat Rd	0.47mi	3/1.5	1,325 (0%)	11mo	$217,150	$164	67
252 Orchard St	0.43mi	3/1.5	1,381 (+4%)	7mo	$175,000	$127	65
968 Main St	0.61mi	3/1.0	1,330 (+0%)	8mo	$89,900	$68	64
926 Main St	0.52mi	3/2.0	1,202 (-9%)	4mo	$170,000	$141	54
343 Mountain Rd	0.45mi	2/1.0 (-1)	1,182 (-11%)	7mo	$100,000	$85	50
113 Gaylord Ave	0.73mi	3/1.5	1,478 (+12%)	9mo	$154,500	$105	37

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: 20.4%
• Equity multiple: 1.83×
• Total profit: $19,772
• Equity at exit: $12,674

10-year hold

• IRR: 28.6%
• Equity multiple: 3.54×
• Total profit: $60,552
• Equity at exit: $7,349

Cash invested: $23,800 (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 18651

• Home prices YoY: -11.5%
• Active inventory: 61
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,466 high
• Mortgage (P&I): −$446
• Tax from tax record: −$151 /mo · $1,817/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $526

Break-even live

Break-even rent $801

Max offer price $85,000

Occupancy floor 59%

Sensitivity live

Price	-10% $574	-5% $550	+0% $526	+5% $502	+10% $478
Rent	-10% $410	-5% $468	+0% $526	+5% $584	+10% $642
Rate	-1.0pp $569	-0.5pp $548	base $526	+0.5pp $504	+1.0pp $481

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
134 Blair St Plymouth, PA	3.0	1.0	1300	$1,300	$1.00	21d	1	0.14mi
29 Franklin St Plymouth, PA	3.0	1.0	1426	$1,800	$1.26	14d	1	0.21mi
657 W Main St Plymouth, PA	3.0	1.0	1600	$1,700	$1.06	14d	1	0.26mi
18 North St Plymouth, PA	2.0	1.0	1200	$1,300	$1.08	14d	1	0.28mi
463 2nd St Plymouth, PA	3.0	1.0	1250	$1,500	$1.20	44d	1	0.29mi
338 W Shawnee Ave Plymouth, PA	2.0	1.5	945	$1,550	$1.64	14d	1	0.42mi
210-212 Center Ave Plymouth, PA	3.0	1.0	1300	$1,200	$0.92	44d	1	0.78mi
48 E Shawnee Ave Plymouth, PA	3.0	1.0	1500	$1,250	$0.83	14d	1	0.86mi
241 Gould St Plymouth, PA	2.0	1.0	985	$1,150	$1.17	21d	1	1.37mi
617 Fellows Ave Wilkes-Barre, PA	4.0	1.0	1100	$1,395	$1.27	14d	1	1.40mi
535 W State St Plymouth, PA	3.0	1.0	1600	$1,500	$0.94	44d	1	1.43mi

Listing history 12 events

1. 2026-06-13
   status $85,000 Pending 24 DOM
2. 2026-06-10
   days on market $85,000 Active 24 DOM
3. 2026-06-09
   days on market $85,000 Active 23 DOM
4. 2026-06-08
   days on market $85,000 Active 22 DOM
5. 2026-06-07
   days on market $85,000 Active 21 DOM
6. 2026-06-05
   days on market $85,000 Active 18 DOM
7. 2026-06-02
   days on market $85,000 Active 16 DOM
8. 2026-06-01
   days on market $85,000 Active 15 DOM
9. 2026-05-31
   days on market $85,000 Active 14 DOM
10. 2026-05-30
    days on market $85,000 Active 13 DOM
11. 2026-05-15
    listed $85,000 Active 308-char remark
12. 2011-04-11
    soldstatus $93,500

ⓘ 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: $1,817 · $151/mo
• Projected year-2 tax: $1,817 · $151/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°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: $17,597
• − Mortgage interest: −$4,761
• − Property taxes: −$1,817
• − Insurance: −$425
• − Repairs & maintenance: −$1,408
• − Management: −$1,408
• − Depreciation: −$2,473
• Taxable income: $5,306
• Est. tax owed @ 24.0%: −$1,273
• After-tax cash flow: $5,038/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

-9.1% since first listed

5 events — show timeline

• 2026-06-10 Pending — LCAR
• 2026-05-28 Relisted — LCAR
• 2026-05-26 Pending — LCAR
• 2026-05-15 Listed $85,000 LCAR
• 2011-04-11 Sold (Public Records) $93,500 Public Records

Property tax history

+2.2%/yr

Latest (2026): $1,817 · +1.8% YoY. Source: county tax records.