128 130 Stephenson St · Duryea, PA 18642

$319,900

5 bd · 3.0 ba · 3,004 sqft · MultiFamily public records · 57 Days on market

Built 1920 5,831 sqft lot $106/sqft · 60% above area

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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
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

A true turnkey investment opportunity, ideal for building, expanding, or diversifying your real estate portfolio. This impeccably maintained three-unit property is situated in a quiet area of Duryea, offering convenient access to major highways and close proximity to Scranton, Pittston, and a variety of shopping centers. Each unit is equipped with separate utilities, with the owner responsible

Key facts

• Three unit property
• Separate utilities
• Convenient access

Tags

• TURNKEY INVESTMENT OPPORTUNITY
• THREE UNIT PROPERTY
• QUIET AREA
• CONVENIENT ACCESS
• SEPARATE UTILITIES

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath multifamily listed at $320k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $320k).
• Recommended offer: $310k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#1,029 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B+; Watch: schools D+, amenities F, commute 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: 20 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 $10k 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 $90k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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.

Risks & watch-outs

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

Recommended offer $310,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 1.30% ✓
• Cap rate: 10.94%
• Cash-on-cash: 16.61%
• DSCR: 1.74
• GRM: 6.4

CMA / ARV

• ARV (median comp): $200,174
• List price: $319,900
• Delta: 59.81%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106-108 Lackawanna Ave	0.13mi	6/4.0 (+1)	2,832 (-6%)	4mo	$219,000	$77	72
258 Main St	0.16mi	5/4.0	2,992 (-0%)	22mo	$212,500	$71	70
834-836 Marcy Ave	0.59mi	4/2.5 (-1)	2,700 (-10%)	7mo	$242,000	$90	42

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: 6.6%
• Equity multiple: 1.26×
• Total profit: $22,915
• Equity at exit: $47,698

10-year hold

• IRR: 15.9%
• Equity multiple: 2.30×
• Total profit: $116,225
• Equity at exit: $27,659

Cash invested: $89,572 (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 18642

• Home prices YoY: -15.5%
• Active inventory: 20
• Price-to-rent: 19.2×

Monthly cashflow live

• Estimated rent: $4,166 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$240 /mo · $2,882/yr
• Insurance: −$133
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$875
• Net cashflow: $1,174

Break-even live

Break-even rent $2,680

Max offer price $319,900

Occupancy floor 67%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$4,167
Total (3 units)			$4,166

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $319,900 Active 57 DOM
2. 2026-06-17
   days on market $319,900 Active 56 DOM
3. 2026-06-16
   days on market $319,900 Active 55 DOM
4. 2026-06-15
   days on market $319,900 Active 54 DOM
5. 2026-06-14
   days on market $319,900 Active 52 DOM
6. 2026-06-13
   days on market $319,900 Active 51 DOM
7. 2026-06-10
   days on market $319,900 Active 49 DOM
8. 2026-06-09
   days on market $319,900 Active 48 DOM
9. 2026-06-08
   days on market $319,900 Active 47 DOM
10. 2026-06-07
    days on market $319,900 Active 46 DOM
11. 2026-06-02
    days on market $319,900 Active 41 DOM
12. 2026-06-01
    days on market $319,900 Active 40 DOM
13. 2026-05-31
    days on market $319,900 Active 39 DOM
14. 2026-05-30
    days on market $319,900 Active 38 DOM
15. 2026-04-22
    listed $319,900 Active 396-char remark

    Show marketing remark (396 chars)

    A true turnkey investment opportunity, ideal for building, expanding, or diversifying your real estate portfolio. This impeccably maintained three-unit property is situated in a quiet area of Duryea, offering convenient access to major highways and close proximity to Scranton, Pittston, and a variety of shopping centers. Each unit is equipped with separate utilities, with the owner responsible

16. 2025-02-20
    soldstatus $290,000 Closed
17. 2025-02-11
    listed $299,000
18. 2018-07-11
    soldstatus $106,500
19. 2018-06-26
    soldstatus $106,500
20. 2018-06-26
    soldstatus $106,500
21. 2017-07-06
    listed $118,000
22. 2006-01-20
    soldstatus $57,000
23. 2004-07-22
    listed $89,900

ⓘ 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: $2,882 · $240/mo
• Projected year-2 tax: $3,968 · $331/mo
• Expected delta: +$1,086/yr (+$90/mo · 37.7%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X · 76% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 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: $49,992
• − Mortgage interest: −$17,919
• − Property taxes: −$2,882
• − Insurance: −$2,397
• − Repairs & maintenance: −$3,999
• − Management: −$3,999
• − Depreciation: −$9,306
• Taxable income: $9,488
• Est. tax owed @ 24.0%: −$2,277
• After-tax cash flow: $11,806/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 — Duryea

• Score: 66/100
• State rank: #1029
• US rank: #11458

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Duryea, PA
• City population: 4,469
• Population (ZIP): 4,469

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 21% Two or more races 19%
• Hispanic origin (detail): Mexican 16% Puerto Rican 2%
• Common ancestry: Romanian 20% Scotch-Irish 3% Iranian 2%
• Foreign-born: 7% · Canada
• Languages at home: 82% English-only · Spanish 16%

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: ▼ -34.99%
• Current HPI: 190.5926
• 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

+255.8% since first listed

9 events — show timeline

• 2026-04-22 Listed $319,900 LCAR
• 2025-02-20 Sold (MLS) $290,000 LCAR
• 2025-02-11 Listed $299,000 GSBR as distributed by MLS GRID
• 2018-07-11 Sold (Public Records) $106,500 Public Records
• 2018-06-26 Sold (MLS) $106,500 LCAR
• 2018-06-26 Sold (MLS) $106,500 GSBR as distributed by MLS GRID
• 2017-07-06 Listed $118,000 LCAR
• 2006-01-20 Sold (MLS) $57,000 GSBR as distributed by MLS GRID
• 2004-07-22 Listed $89,900 GSBR as distributed by MLS GRID

Property tax history

+1.9%/yr

Latest (2026): $2,882 · +0.4% YoY. Source: county tax records.