509 Main St · Duryea, PA 18641

$165,900

3 bd · 2.0 ba · 1,840 sqft · SingleFamily public records · 80 Days on market

Built 1920 5,227 sqft lot Est $219k · 24% 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 +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.4/10.0
• 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

Listing remarks

Early 20th century charm meets the comfort and convenience of the 21st century. From the moment you step onto the tiled foyer inside the front door onto the freshly carpeted living room floor, you will be amazed at the oversized, yet cozy living room featuring built in shelves with a natural wood tongue in groove ceiling. Classic woodwork abounds from the hardwood floors throughout to the crown moldings, window moldings, steps and stairwell. The bright and airy kitchen boasts beautiful tile work as well as newly installed expansive counterspace and updated cabinetry. The laundry room is conveniently located on the main floor. The cozy dining room can also be used as a breakfast nook, and th

Key facts

• Built in shelves
• Tiled foyer
• Crown moldings

Tags

• TILED FOYER
• FRESHLY CARPETED LIVING ROOM
• BUILT IN SHELVES
• HARDWOOD FLOORS
• CROWN MOLDINGS
• WINDOW MOLDINGS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $166k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $166k).
• Recommended offer: $156k (6.0% 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: 28 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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

• It's been on market 80 days — a 6% lower offer ($156k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 17y 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: 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 $155,946 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.04% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.69%
• DSCR: 1.30
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $218,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 Main St	0.00mi	3/2.0	1,909 (+4%)	1mo	$155,000	$81	93
514 Stephenson St	0.26mi	3/2.0	1,798 (-2%)	9mo	$285,000	$159	76
610 Hallstead St	0.36mi	3/2.0	1,760 (-4%)	4mo	$155,000	$88	73
550 Meyer St	0.29mi	3/2.0	1,653 (-10%)	2mo	$252,000	$152	68
311 River St	0.29mi	4/2.0 (+1)	1,707 (-7%)	4mo	$226,400	$133	66
414 Marcy St	0.28mi	3/1.0	1,676 (-9%)	4mo	$199,000	$119	64
551 Meyers St	0.26mi	3/2.0	2,078 (+13%)	6mo	$219,000	$105	62
520 Donnelly St	0.37mi	3/1.5	1,605 (-13%)	3mo	$115,000	$72	57
311 Oak St	0.70mi	3/2.0	1,750 (-5%)	6mo	$312,025	$178	54
207 Main St	0.37mi	4/2.0 (+1)	1,630 (-11%)	6mo	$235,000	$144	54
101 Main St	0.45mi	4/2.0 (+1)	1,632 (-11%)	8mo	$177,000	$108	48
28 Breaker St	0.69mi	2/2.0 (-1)	1,941 (+6%)	10mo	$190,000	$98	46

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: -6.0%
• Equity multiple: 0.78×
• Total profit: $-10,394
• Equity at exit: $24,736

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $12,186
• Equity at exit: $14,344

Cash invested: $46,452 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,729 medium
• Mortgage (P&I): −$870
• Tax from tax record: −$168 /mo · $2,019/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $259

Break-even live

Break-even rent $1,402

Max offer price $165,900

Occupancy floor 80%

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: $41,475
• Closing costs: $4,977
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Dickson St Duryea, PA	3.0	1.0	1836	$1,600	$0.87	13d	1	0.22mi
75 Marimar Dr Old Forge, PA	2.0	2.0	1300	$2,500	$1.92	13d	1	1.06mi
1418 Grove St Moosic, PA	3.0	2.0	1820	$1,850	$1.02	13d	1	1.35mi

Listing history 10 events

1. 2026-04-27
   status Pending
2. 2026-02-05
   listed $165,900 Active
3. 2024-09-14
   listed $173,000 Active
4. 2014-06-08
   listed $64,500
5. 2013-03-24
   listed $56,900
6. 2012-07-12
   listed $64,900
7. 2011-05-07
   listed $89,900
8. 2010-07-25
   listed $89,900
9. 2010-03-07
   listed $92,900
10. 2009-04-13
    listed $105,000

ⓘ 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: $2,019 · $168/mo
• Projected year-2 tax: $2,320 · $193/mo
• Expected delta: +$301/yr (+$25/mo · 14.9%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% 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 2/10 Low 3% 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: $20,753
• − Mortgage interest: −$9,293
• − Property taxes: −$2,019
• − Insurance: −$830
• − Repairs & maintenance: −$1,660
• − Management: −$1,660
• − Depreciation: −$4,826
• Taxable income: $465
• Est. tax owed @ 24.0%: −$112
• After-tax cash flow: $2,995/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): 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

+58.0% since first listed

10 events — show timeline

• 2026-04-27 Pending — GSBR as distributed by MLS GRID
• 2026-02-05 Listed $165,900 GSBR as distributed by MLS GRID
• 2024-09-14 Listed $173,000 GSBR as distributed by MLS GRID
• 2014-06-08 Listed $64,500 GSBR as distributed by MLS GRID
• 2013-03-24 Listed $56,900 GSBR as distributed by MLS GRID
• 2012-07-12 Listed $64,900 GSBR as distributed by MLS GRID
• 2011-05-07 Listed $89,900 GSBR as distributed by MLS GRID
• 2010-07-25 Listed $89,900 GSBR as distributed by MLS GRID
• 2010-03-07 Listed $92,900 GSBR as distributed by MLS GRID
• 2009-04-13 Listed $105,000 GSBR as distributed by MLS GRID

Property tax history

+1.6%/yr

Latest (2026): $2,019 · +2.0% YoY. Source: county tax records.