102 Butler St · Pittston, PA 18640

$149,900

4 bd · 2.0 ba · 1,582 sqft · SingleFamily public records · 51 Days on market

Built 1900 6,480 sqft lot $95/sqft · 16% below area Est $178k · 16% 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 +18.7/30.0
• ARV discount +14.6/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Single family house with 4 bedroom (first floor bedroom) and 2 baths on corner lot. Needs updating.

Key facts

• 6,480 sq ft lot
• Listed 51 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories
• Construction: Stucco construction
• Exterior features: Level lot

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Oil heating; Baseboard heat
• Interior features: Seven total rooms; Basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.

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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $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 51 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.00% ✓
• Cap rate: 7.47%
• Cash-on-cash: 4.21%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (median comp): $177,801
• List price: $149,900
• Delta: -15.69%
• 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
101 Mill St	0.13mi	3/1.5 (-1)	1,600 (+1%)	7mo	$250,000	$156	79
195 Mill St	0.14mi	3/1.0 (-1)	1,624 (+3%)	2mo	$185,000	$114	78
14 Mill Hill St	0.26mi	3/2.0 (-1)	1,542 (-2%)	1mo	$175,000	$113	78
16 Sand St	0.06mi	3/2.0 (-1)	1,474 (-7%)	5mo	$145,100	$98	77
34 Tedrick St	0.42mi	4/2.0	1,600 (+1%)	6mo	$270,000	$169	74
140 Center St	0.20mi	4/2.0	1,804 (+14%)	4mo	$144,000	$80	64
86 1/2 Lambert St	0.39mi	4/2.0	1,728 (+9%)	7mo	$149,900	$87	60
7 Chestnut St	0.65mi	3/2.0 (-1)	1,539 (-3%)	1mo	$270,000	$175	59
155 Parsonage St	0.51mi	3/1.5 (-1)	1,671 (+6%)	3mo	$126,500	$76	57
28 Pine St	0.44mi	4/1.5	1,350 (-15%)	2mo	$90,000	$67	51
38 Gain St	0.59mi	3/2.0 (-1)	1,755 (+11%)	6mo	$275,000	$157	44
314 Excelsior St	0.61mi	3/2.0 (-1)	1,400 (-12%)	7mo	$135,000	$96	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: -9.7%
• Equity multiple: 0.65×
• Total profit: $-14,883
• Equity at exit: $22,351

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-774
• Equity at exit: $12,961

Cash invested: $41,972 (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: $1,505 high
• Mortgage (P&I): −$786
• Tax from tax record: −$193 /mo · $2,316/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $147

Break-even live

Break-even rent $1,318

Max offer price $149,900

Occupancy floor 85%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Main St Pittston, PA	2.0–3.0	2.0	1070	$1,300	$1.21	14d	1	0.45mi
178 Parsonage St Pittston, PA	3.0	1.0	1500	$1,500	$1.00	14d	1	0.58mi
340 Race St West Pittston, PA	3.0	1.5	1889	$1,550	$0.82	21d	1	0.66mi
252 S Main St Pittston, PA	4.0	2.5	1548	$1,750	$1.13	44d	1	0.73mi
211 Montgomery Ave Unit 211 West Pittston, PA	3.0	2.0	1916	$1,600	$0.84	14d	1	0.87mi
226 Fremont St West Pittston, PA	3.0	2.0	1140	$1,395	$1.22	14d	1	1.14mi
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
37 Hale St Yatesville, PA	3.0	2.0	2050	$1,600	$0.78	44d	1	1.28mi

Listing history 15 events

1. 2026-06-18
   days on market $149,900 Active 51 DOM
2. 2026-06-17
   days on market $149,900 Active 50 DOM
3. 2026-06-16
   days on market $149,900 Active 49 DOM
4. 2026-06-15
   days on market $149,900 Active 48 DOM
5. 2026-06-14
   days on market $149,900 Active 46 DOM
6. 2026-06-13
   days on market $149,900 Active 45 DOM
7. 2026-06-10
   days on market $149,900 Active 43 DOM
8. 2026-06-09
   days on market $149,900 Active 42 DOM
9. 2026-06-08
   days on market $149,900 Active 41 DOM
10. 2026-06-07
    days on market $149,900 Active 40 DOM
11. 2026-06-02
    days on market $149,900 Active 35 DOM
12. 2026-06-01
    days on market $149,900 Active 34 DOM
13. 2026-05-31
    days on market $149,900 Active 33 DOM
14. 2026-05-30
    days on market $149,900 Active 32 DOM
15. 2026-04-28
    listed $149,900 Active 99-char remark

ⓘ 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: $2,316 · $193/mo
• Projected year-2 tax: $2,342 · $195/mo
• Expected delta: +$26/yr (+$2/mo · 1.1%)

ⓘ 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 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: $18,059
• − Mortgage interest: −$8,397
• − Property taxes: −$2,316
• − Insurance: −$750
• − Repairs & maintenance: −$1,445
• − Management: −$1,445
• − Depreciation: −$4,361
• Taxable loss: −$654
• Est. tax savings @ 24.0%: +$157
• After-tax cash flow: $1,924/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

1 event — show timeline

• 2026-04-28 Listed $149,900 LCAR

Property tax history

+1.4%/yr

Latest (2026): $2,316 · +4.5% YoY. Source: county tax records.