56 Pittston Ave · Yatesville, PA 18640

$155,000

3 bd · 1.0 ba · 1,680 sqft · SingleFamily public records · 6 Days on market

Built 1850 Est $272k · 43% under

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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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.1/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom, 1-bath home in a secluded area with tons of potential! Features a detached garage with extra space for storage, workshop, or hobbies. Ideal for investors or first-time buyers looking to add value with minor updates. Quiet setting offers privacy while still convenient to local amenities. Great opportunity to make this property your own at an affordable price!

Key facts

• Secluded area
• Quiet setting
• Detached garage

Tags

• DETACHED GARAGE
• EXTRA SPACE FOR STORAGE
• QUIET SETTING
• SECLUDED AREA

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Vinyl siding; Built with a basement
• Exterior features: Public water; Public sewer; Lot in a residentially zoned area

Interior

• Kitchen: Eat-in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Propane heating; Window unit cooling
• Interior features: Eat-in kitchen; Dining room fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).

Location & tenants

• Location reads 67/100 on livability (#941 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; 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: 103 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,000

Questions for the listing agent

1. Built in 1850 — 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. 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?
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: 1.01% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.39%
• DSCR: 1.24
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $272,160
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Oakwood Dr	0.61mi	3/1.5	1,638 (-2%)	12mo	$265,000	$162	56
15 Pittston Ave	0.51mi	2/1.5 (-1)	1,793 (+7%)	9mo	$170,000	$95	51
8 Fordham Rd	0.61mi	3/2.0	1,503 (-10%)	6mo	$340,000	$226	45
102 S Highland Dr	0.70mi	3/2.5	1,719 (+2%)	24mo	$335,000	$195	38
608 Yatesville Rd	0.65mi	3/2.0	1,900 (+13%)	23mo	$237,000	$125	24

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-12,695
• Equity at exit: $23,111

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $4,953
• Equity at exit: $13,402

Cash invested: $43,400 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,564 high
• Mortgage (P&I): −$813
• Tax from tax record: −$163 /mo · $1,959/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $195

Break-even live

Break-even rent $1,317

Max offer price $155,000

Occupancy floor 83%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Hale St Yatesville, PA	3.0	2.0	2050	$1,600	$0.78	43d	1	0.26mi
104 Haverford Dr Wilkes Barre, PA	3.0	1.5	1721	$1,700	$0.99	13d	1	0.73mi
121 Haverford Dr Wilkes Barre, PA	3.0	1.5	1717	$1,900	$1.11	43d	1	0.75mi
199 Haverford Dr Wilkes Barre, PA	2.0	1.5	1660	$2,000	$1.20	13d	1	0.82mi
524 Spring St Pittston, PA	2.0	1.0	1450	$900	$0.62	43d	1	1.13mi
524 Spring St #2 Jenkins Township, PA	2.0	1.0	1300	$925	$0.71	43d	1	1.13mi
252 S Main St Pittston, PA	4.0	2.5	1548	$1,750	$1.13	43d	1	1.21mi
197 Rear Broad St Pittston, PA	2.0	2.0	1800	$1,350	$0.75	43d	1	1.24mi
197 Rear Broad St Pittston, PA	2.0	2.0	1600	$1,350	$0.84	13d	1	1.24mi
422 E Saylor Ave Wilkes Barre, PA	3.0	1.0	1300	$1,550	$1.19	44d	1	1.35mi
109 Main St Pittston, PA	2.0–3.0	2.0	1070	$1,300	$1.21	13d	1	1.39mi

Listing history 1 events

1. 2026-05-20
   listed $155,000 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: $1,959 · $163/mo
• Projected year-2 tax: $2,204 · $184/mo
• Expected delta: +$245/yr (+$20/mo · 12.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $18,769
• − Mortgage interest: −$8,682
• − Property taxes: −$1,959
• − Insurance: −$775
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$4,509
• Taxable loss: −$160
• Est. tax savings @ 24.0%: +$38
• After-tax cash flow: $2,378/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 — Yatesville

• Score: 67/100
• State rank: #941
• US rank: #10299

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yatesville, 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

1 event — show timeline

• 2026-05-20 Listed $155,000 LCAR

Property tax history

+1.3%/yr

Latest (2026): $1,959 · +0.4% YoY. Source: county tax records.