7 Spring · Pittston, PA 18640

$99,000

3 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 47 Days on market

Built 1931 4,356 sqft lot $77/sqft · 38% below area Est $158k · 38% under

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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
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• 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 MLS

Great property with plenty of potential and ready for your personal touch! This home is perfect for those eager to apply some TLC and creative vision to make it truly shine. Ideal for anyone looking to craft their dream space to create many lasting memories! Don't miss this chance to transform a gem into your masterpiece!

Key facts

• 4,356 sq ft lot
• Built 1931
• Listed 47 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 6.9% in Pittston — 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 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; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $684 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($96k) 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.
• Current owner paid $40k; list at $99k implies a 148% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 1931 — 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: 1.32% ✓
• Cap rate: 10.85%
• Cash-on-cash: 16.27%
• DSCR: 1.72
• GRM: 6.3

CMA / ARV

• ARV (median comp): $158,411
• List price: $99,000
• Delta: -37.50%
• 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
69 Market St	0.13mi	4/1.0 (+1)	1,300 (+2%)	9mo	$204,000	$157	79
28 Pine St	0.13mi	4/1.5 (+1)	1,350 (+6%)	2mo	$90,000	$67	76
101 Johnson St	0.42mi	3/1.0	1,240 (-3%)	10mo	$145,000	$117	66
51 Fulton St	0.46mi	3/2.0	1,213 (-5%)	0mo	$85,000	$70	66
1 Garfield St	0.49mi	3/1.0	1,380 (+8%)	5mo	$120,000	$87	60
39 Tompkins St	0.24mi	3/1.0	1,107 (-14%)	10mo	$156,500	$141	58
80 Parsonage St	0.73mi	3/1.0	1,280 (0%)	10mo	$89,900	$70	58
50 Bryden St	0.70mi	2/1.0 (-1)	1,297 (+1%)	8mo	$119,000	$92	54
314 Excelsior St	0.50mi	3/2.0	1,400 (+9%)	7mo	$135,000	$96	51
179 Railroad St	0.47mi	2/1.0 (-1)	1,420 (+11%)	6mo	$95,000	$67	50
35 Stark St	0.54mi	3/1.0	1,140 (-11%)	8mo	$115,000	$101	50
51 Plank St	0.64mi	4/2.0 (+1)	1,410 (+10%)	10mo	$180,000	$128	36

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: 7.3%
• Equity multiple: 1.28×
• Total profit: $7,891
• Equity at exit: $14,761

10-year hold

• IRR: 16.6%
• Equity multiple: 2.36×
• Total profit: $37,691
• Equity at exit: $8,560

Cash invested: $27,720 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,302 high
• Mortgage (P&I): −$519
• Tax from tax record: −$93 /mo · $1,111/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $376

Break-even live

Break-even rent $827

Max offer price $99,000

Occupancy floor 66%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 16 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	13d	1	0.11mi
24 E Columbus Ave Pittston, PA	2.0	1.0	896	$1,200	$1.34	21d	1	0.19mi
118 1/2 Broad St Pittston, PA	2.0	1.0	950	$1,200	$1.26	13d	1	0.25mi
252 S Main St Pittston, PA	4.0	2.5	1548	$1,750	$1.13	44d	1	0.41mi
197 Rear Broad St Pittston, PA	2.0	2.0	1600	$1,350	$0.84	13d	1	0.44mi
197 Rear Broad St Pittston, PA	2.0	2.0	1800	$1,350	$0.75	44d	1	0.44mi
7 Miller St Pittston, PA	2.0	1.0	1120	$1,150	$1.03	13d	1	0.69mi
3 Miller St Pittston, PA	3.0	1.0	1007	$1,200	$1.19	44d	1	0.69mi
102A Searle St Pittston, PA	3.0	1.0	960	$1,350	$1.41	44d	1	0.72mi
202 Philadelphia Ave West Pittston, PA	2.0	1.5	1550	$1,600	$1.03	13d	1	0.72mi
524 Spring St #2 Jenkins Township, PA	2.0	1.0	1300	$925	$0.71	44d	1	0.79mi
524 Spring St Pittston, PA	2.0	1.0	1450	$900	$0.62	44d	1	0.79mi
178 Parsonage St Pittston, PA	3.0	1.0	1500	$1,500	$1.00	13d	1	0.85mi
327 Fremont St Unit 329 West Pittston, PA	3.0	1.0	1250	$1,400	$1.12	44d	1	1.01mi
329 Fremont St West Pittston, PA	3.0	1.0	1250	$1,400	$1.12	44d	1	1.01mi
226 Fremont St West Pittston, PA	3.0	2.0	1140	$1,395	$1.22	13d	1	1.04mi

Listing history 5 events

1. 2026-05-07
   status Pending 323-char remark

   Show marketing remark (323 chars)

   Great property with plenty of potential and ready for your personal touch! This home is perfect for those eager to apply some TLC and creative vision to make it truly shine. Ideal for anyone looking to craft their dream space to create many lasting memories! Don't miss this chance to transform a gem into your masterpiece!

2. 2026-03-25
   status Active 323-char remark

   Show marketing remark (323 chars)

   Great property with plenty of potential and ready for your personal touch! This home is perfect for those eager to apply some TLC and creative vision to make it truly shine. Ideal for anyone looking to craft their dream space to create many lasting memories! Don't miss this chance to transform a gem into your masterpiece!

3. 2026-03-20
   status Pending 323-char remark

   Show marketing remark (323 chars)

   Great property with plenty of potential and ready for your personal touch! This home is perfect for those eager to apply some TLC and creative vision to make it truly shine. Ideal for anyone looking to craft their dream space to create many lasting memories! Don't miss this chance to transform a gem into your masterpiece!

4. 2026-03-16
   listed $99,000 Active 323-char remark

   Show marketing remark (323 chars)

   Great property with plenty of potential and ready for your personal touch! This home is perfect for those eager to apply some TLC and creative vision to make it truly shine. Ideal for anyone looking to craft their dream space to create many lasting memories! Don't miss this chance to transform a gem into your masterpiece!

5. 2006-07-06
   soldstatus $40,000

ⓘ 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: $1,111 · $93/mo
• Projected year-2 tax: $1,337 · $111/mo
• Expected delta: +$227/yr (+$19/mo · 20.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $15,626
• − Mortgage interest: −$5,546
• − Property taxes: −$1,111
• − Insurance: −$495
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − Depreciation: −$2,880
• Taxable income: $3,095
• Est. tax owed @ 24.0%: −$743
• After-tax cash flow: $3,766/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

+147.5% since first listed

5 events — show timeline

• 2026-05-07 Pending — GSBR as distributed by MLS GRID
• 2026-03-25 Relisted — GSBR as distributed by MLS GRID
• 2026-03-20 Pending — GSBR as distributed by MLS GRID
• 2026-03-16 Listed $99,000 GSBR as distributed by MLS GRID
• 2006-07-06 Sold (Public Records) $40,000 Public Records

Property tax history

+1.7%/yr

Latest (2026): $1,111 · +2.5% YoY. Source: county tax records.