436 Ziegler St · Dupont, PA 18641

$575,000

45 bd · 25.0 ba · 6,048 sqft · MultiFamily public records · 27 Days on market

Built 2002 0.37 ac lot $95/sqft · 50% above area

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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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Livability +3.5/5.0
• 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 (5+ Unit). Listing-text estimate: 5 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Extremely well-maintained 5-unit multifamily property in Dupont, PA offering a prime investment opportunity with strong, consistent cash flow. Pride of ownership is evident throughout, with the building in excellent condition and minimal deferred maintenance. At Market rents, this building generates a NET income of over $60,000. Fully occupied with long-term tenants, all units are currently on month-to-month leases--providing reliable income today with the flexibility to almost immediately adjust rents or implement future improvements as desired. The stability of the tenant base highlights the desirability and care of the property. Each unit includes access to its own private washer and dryer located in the basement, along with dedicated storage space & on-site parking spots for added convenience and marketability, all features that enhance tenant satisfaction and retention. All utilities are separately metered, with tenants responsible for electric, water, and sewer, while the landlord covers a very small gas bill only. Additional peace of mind comes with a newer roof, just 2 years old, reducing near-term capital expenses. Conveniently located near local amenities, shopping, and major roadways, this property is well-positioned to continue attracting quality tenants. A turnkey addition to any portfolio with both dependable returns and upside potential. Don't miss this opportunity to own a clean, professionally maintained multifamily asset with a proven track record.

Key facts

• Long term tenants
• Fully occupied
• 0.37 acre lot

Tags

• 5 UNIT MULTIFAMILY PROPERTY
• PRIME INVESTMENT OPPORTUNITY
• STRONG CONSISTENT CASH FLOW
• FULLY OCCUPIED
• LONG TERM TENANTS
• PRIVATE WASHER AND DRYER

What this means for you Summary

Snapshot

• This is a 5 × 1-bed/1-bath units multifamily listed at $575k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $213/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $575k).
• Recommended offer: $566k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#858 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, 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: 28 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 $4k of loan paydown is wiped out by about $17k 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 27 days — a 2% lower offer ($566k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 60426% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $566,375 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.04% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.93%
• DSCR: 1.35
• GRM: 8.0

CMA / ARV

• ARV (median comp): $365,372
• List price: $575,000
• Delta: 57.37%
• Verdict: OVERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-25,477
• Equity at exit: $85,734

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $64,729
• Equity at exit: $49,715

Cash invested: $161,000 (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 18641

• Home prices YoY: -12.4%
• Active inventory: 28
• Price-to-rent: 39.9×

Monthly cashflow live

• Estimated rent: $6,000 medium
• Mortgage (P&I): −$3,015
• Tax from tax record: −$421 /mo · $5,048/yr
• Insurance: −$240
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,260
• Net cashflow: $1,064

Break-even live

Break-even rent $4,653

Max offer price $575,000

Occupancy floor 77%

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

Units	Beds	Baths	Est. rent
▸ 5× units	1	1	$6,000
Total (5 units)			$6,000

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: $143,750
• Closing costs: $17,250
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-25
   listed $950
2. 2026-04-21
   listed $575,000 Active 1496-char remark

   Show marketing remark (1496 chars)

   Extremely well-maintained 5-unit multifamily property in Dupont, PA offering a prime investment opportunity with strong, consistent cash flow. Pride of ownership is evident throughout, with the building in excellent condition and minimal deferred maintenance. At Market rents, this building generates a NET income of over $60,000. Fully occupied with long-term tenants, all units are currently on month-to-month leases--providing reliable income today with the flexibility to almost immediately adjust rents or implement future improvements as desired. The stability of the tenant base highlights the desirability and care of the property. Each unit includes access to its own private washer and dryer located in the basement, along with dedicated storage space & on-site parking spots for added convenience and marketability, all features that enhance tenant satisfaction and retention. All utilities are separately metered, with tenants responsible for electric, water, and sewer, while the landlord covers a very small gas bill only. Additional peace of mind comes with a newer roof, just 2 years old, reducing near-term capital expenses. Conveniently located near local amenities, shopping, and major roadways, this property is well-positioned to continue attracting quality tenants. A turnkey addition to any portfolio with both dependable returns and upside potential. Don't miss this opportunity to own a clean, professionally maintained multifamily asset with a proven track record.

ⓘ 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: $5,048 · $421/mo
• Projected year-2 tax: $7,067 · $589/mo
• Expected delta: +$2,018/yr (+$168/mo · 40.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $72,000
• − Mortgage interest: −$32,209
• − Property taxes: −$5,048
• − Insurance: −$2,875
• − Repairs & maintenance: −$5,760
• − Management: −$5,760
• − Depreciation: −$16,727
• Taxable income: $3,621
• Est. tax owed @ 24.0%: −$869
• After-tax cash flow: $11,903/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 — Dupont

• Score: 69/100
• State rank: #858
• US rank: #8997

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dupont, PA
• Population (ZIP): 6,385

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 (88%)
• Race & ethnicity: White 88% Two or more races 5% Black 3% Asian 2% Hispanic / Latino 2%
• Common ancestry: Romanian 30% Scotch-Irish 5% Lithuanian 3%
• Foreign-born: 2%
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 2% Russian/Polish/Slavic 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: ▼ -30.02%
• Current HPI: 212.4694
• 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

2 events — show timeline

• 2026-04-25 Listed for Rent $950 GSBR
• 2026-04-21 Listed $575,000 GSBR as distributed by MLS GRID

Property tax history

+1.6%/yr

Latest (2026): $5,048 · +2.0% YoY. Source: county tax records.