7 Frothingham St · Pittston, PA 18640

$183,000

3 bd · 2.0 ba · 1,535 sqft · SingleFamily public records · 112 Days on market

Built 1920 2,750 sqft lot $119/sqft · at area comps Est $183k · at est.

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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 +14.0/30.0
• ARV discount +7.6/15.0
• DSCR +4.3/10.0
• Livability +3.7/5.0
• 1% rule +3.0/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

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

• 2,750 sq ft lot
• Listed 112 days

Tags

• NEAR DOWNTOWN PITTSTON

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $183k.

Deal economics

• At list price, monthly cash flow is $25 ($301/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 $147k (19.9% below list).
• Recommended offer: $147k (19.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#493 in PA, #4,549 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Pittston Area SD (suburban): math 30% / reading 40% proficiency, ranked #418 of 539 in PA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 103 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $1k of loan paydown is wiped out by about $5k 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 112 days — a 9% lower offer ($167k) 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 $42k; list at $183k implies a 336% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $146,539 (19.9% 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 20% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.80% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.59%
• DSCR: 1.03
• GRM: 10.4

CMA / ARV

• ARV (median comp): $183,492
• List price: $183,000
• Delta: -0.27%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
54 Columbus Ave	0.23mi	3/1.5	1,536 (+0%)	7mo	$149,000	$97	81
55 Welsh St	0.43mi	3/2.0	1,580 (+3%)	2mo	$240,000	$152	73
156 Pine St	0.39mi	3/1.5	1,550 (+1%)	8mo	$170,000	$110	71
107 Johnson St	0.25mi	4/1.5 (+1)	1,640 (+7%)	4mo	$241,000	$147	67
1 Garfield St	0.18mi	3/1.0	1,380 (-10%)	5mo	$120,000	$87	67
28 Pine St	0.24mi	4/1.5 (+1)	1,350 (-12%)	2mo	$90,000	$67	60
16 Sand St	0.68mi	3/2.0	1,474 (-4%)	5mo	$145,100	$98	58
179 Railroad St	0.42mi	2/1.0 (-1)	1,420 (-8%)	6mo	$95,000	$67	54
214 Elizabeth St	0.37mi	4/2.0 (+1)	1,753 (+14%)	2mo	$145,000	$83	52
34 Tedrick St	0.69mi	4/2.0 (+1)	1,600 (+4%)	6mo	$270,000	$169	51
314 Excelsior St	0.68mi	3/2.0	1,400 (-9%)	7mo	$135,000	$96	48
38 Gain St	0.67mi	3/2.0	1,755 (+14%)	6mo	$275,000	$157	40

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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-28,115
• Equity at exit: $27,286

10-year hold

• IRR: -7.0%
• Equity multiple: 0.56×
• Total profit: $-22,663
• Equity at exit: $15,822

Cash invested: $51,240 (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 18640

• Home prices YoY: -34.9%
• Active inventory: 103
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,465 high
• Mortgage (P&I): −$960
• Tax from tax record: −$97 /mo · $1,160/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $25

Break-even live

Break-even rent $1,434

Max offer price $183,000

Occupancy floor 93%

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: $45,750
• Closing costs: $5,490
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
252 S Main St Pittston, PA	4.0	2.5	1548	$1,750	$1.13	44d	1	0.07mi
109 Main St Pittston, PA	2.0–3.0	2.0	1070	$1,300	$1.21	14d	1	0.24mi
524 Spring St Pittston, PA	2.0	1.0	1450	$900	$0.62	44d	1	0.45mi
524 Spring St #2 Jenkins Township, PA	2.0	1.0	1300	$925	$0.71	44d	1	0.45mi
340 Race St West Pittston, PA	3.0	1.5	1889	$1,550	$0.82	21d	1	0.63mi
197 Rear Broad St Pittston, PA	2.0	2.0	1800	$1,350	$0.75	44d	1	0.64mi
197 Rear Broad St Pittston, PA	2.0	2.0	1600	$1,350	$0.84	14d	1	0.64mi
211 Montgomery Ave Unit 211 West Pittston, PA	3.0	2.0	1916	$1,600	$0.84	14d	1	0.76mi
202 Philadelphia Ave West Pittston, PA	2.0	1.5	1550	$1,600	$1.03	14d	1	0.78mi
37 Hale St Yatesville, PA	3.0	2.0	2050	$1,600	$0.78	44d	1	0.98mi
7 Miller St Pittston, PA	2.0	1.0	1120	$1,150	$1.03	14d	1	1.03mi
327 Fremont St Unit 329 West Pittston, PA	3.0	1.0	1250	$1,400	$1.12	44d	1	1.14mi
329 Fremont St West Pittston, PA	3.0	1.0	1250	$1,400	$1.12	44d	1	1.15mi
178 Parsonage St Pittston, PA	3.0	1.0	1500	$1,500	$1.00	14d	1	1.19mi
226 Fremont St West Pittston, PA	3.0	2.0	1140	$1,395	$1.22	14d	1	1.22mi

Listing history 22 events

1. 2026-06-18
   days on market $183,000 Active 112 DOM
2. 2026-06-17
   days on market $183,000 Active 111 DOM
3. 2026-06-16
   days on market $183,000 Active 110 DOM
4. 2026-06-15
   days on market $183,000 Active 109 DOM
5. 2026-06-14
   days on market $183,000 Active 107 DOM
6. 2026-06-13
   days on market $183,000 Active 106 DOM
7. 2026-06-10
   days on market $183,000 Active 104 DOM
8. 2026-06-09
   days on market $183,000 Active 103 DOM
9. 2026-06-08
   days on market $183,000 Active 102 DOM
10. 2026-06-07
    days on market $183,000 Active 101 DOM
11. 2026-06-02
    days on market $183,000 Active 96 DOM
12. 2026-06-01
    days on market $183,000 Active 95 DOM
13. 2026-05-31
    days on market $183,000 Active 94 DOM
14. 2026-05-30
    days on market $183,000 Active 93 DOM
15. 2026-05-17
    price $183,000 181-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 $188,000 181-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 $190,000 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. 2025-04-26
    price $129,900
19. 2025-03-29
    price $139,900
20. 2024-09-05
    price $164,000
21. 2022-05-27
    soldstatus $42,000
22. 2022-04-19
    listed $48,000

ⓘ 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: $1,160 · $97/mo
• Projected year-2 tax: $2,026 · $169/mo
• Expected delta: +$866/yr (+$72/mo · 74.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,585
• − Mortgage interest: −$10,251
• − Property taxes: −$1,160
• − Insurance: −$915
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − Depreciation: −$5,324
• Taxable loss: −$2,878
• Est. tax savings @ 24.0%: +$691
• After-tax cash flow: $992/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: Pittston Area SD
• NCES district ID: 4219200
• Math proficiency: 30% ▼ -12.00%
• Reading proficiency: 40% ▼ -19.00%
• Median HH income: $45,316
• Composite: 29.86/100
• National rank: #6409
• State rank: #418 of 539 in PA

Livability — Pittston

• Score: 74/100
• State rank: #493
• US rank: #4549

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pittston, PA
• Population (ZIP): 16,418

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 6% Two or more races 5% Black 4%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 19% Scotch-Irish 2% Iranian 1%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 1% Chinese 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: ▼ -102.89%
• Current HPI: 191.973
• 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

+281.2% since first listed

8 events — show timeline

• 2026-05-17 Price Changed $183,000 LCAR
• 2026-04-11 Price Changed $188,000 LCAR
• 2026-02-26 Listed $190,000 LCAR
• 2025-04-26 Price Changed $129,900 LCAR
• 2025-03-29 Price Changed $139,900 LCAR
• 2024-09-05 Price Changed $164,000 LCAR
• 2022-05-27 Sold (MLS) $42,000 LCAR
• 2022-04-19 Listed $48,000 LCAR

Property tax history

+1.4%/yr

Latest (2026): $1,160 · +4.5% YoY. Source: county tax records.