171-173 Elizabeth St · Pittston, PA 18640

$270,000

6 bd · 126.0 ba · 2,920 sqft · MultiFamily public records · 9 Days on market

Built 1905 8,165 sqft lot Est $274k · at est.

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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 +19.5/30.0
• ARV discount +8.2/15.0
• DSCR +6.2/10.0
• 1% rule +4.4/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Side by side duplex in great location features 2 story 3 bed, 1 bath apartments, basements, attics, plenty OSP-driveway on each side. Sidewalks. SEPARATE utilities (gas, water, electric) Gas steam heat, Public water & sewer. Vinyl flooring throughout, tile kitchens. 4 y/o furnace 173 side. New vinyl siding. Lovely front porch. smaller back individual porches. Large yard partially fenced.

Key facts

• 8,165 sq ft lot
• Listed 9 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Residential income property; Multi-family
• Construction: Vinyl siding
• Exterior features: Porch; Fenced yard; Lot roughly 71 x 115

Interior

• Heating & cooling: Natural gas heating; Hot water, radiant, and steam heating
• Interior features: Electric and gas water heaters; Has basement with dirt floor

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1-bath units multifamily listed at $270k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive. Per door: $153/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (5.6% below list).
• Recommended offer: $255k (5.6% below list) — sets the bar for 1% rule.

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; 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 $2k of loan paydown is wiped out by about $8k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $42k; list at $270k implies a 535% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $254,900 (5.6% 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. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.94% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.87%
• DSCR: 1.22
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $274,480
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
171-173 Elizabeth St	0.00mi	6/126.0	3,330 (+14%)	0mo	$273,000	$82	76
109-111 Lagrange St	0.32mi	6/2.0	2,940 (+1%)	7mo	$228,700	$78	58
266 Main St	0.24mi	7/4.0 (+1)	3,051 (+4%)	10mo	$390,000	$128	53
1176 1178 Main St	0.36mi	6/2.0	2,600 (-11%)	4mo	$289,900	$112	42
78-80 Columbus Ave	0.60mi	6/4.0	3,048 (+4%)	9mo	$223,000	$73	38
113-115 115 Market St	0.69mi	6/3.0	2,893 (-1%)	13mo	$277,500	$96	35
13-15 E Frothingham St	0.31mi	6/2.0	2,500 (-14%)	13mo	$225,000	$90	31
125 127 Vine St	0.44mi	6/2.0	2,500 (-14%)	22mo	$235,000	$94	17

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: -8.8%
• Equity multiple: 0.68×
• Total profit: $-24,288
• Equity at exit: $40,258

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $3,750
• Equity at exit: $23,345

Cash invested: $75,600 (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: 17.7×

Monthly cashflow live

• Estimated rent: $2,549 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$179 /mo · $2,145/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $307

Break-even live

Break-even rent $2,161

Max offer price $270,000

Occupancy floor 83%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,548
Total (2 units)			$2,549

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-30
   status Pending
2. 2026-04-21
   listed $270,000 Active
3. 2005-01-06
   soldstatus $42,500

ⓘ 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: $2,145 · $179/mo
• Projected year-2 tax: $3,206 · $267/mo
• Expected delta: +$1,060/yr (+$88/mo · 49.4%)

ⓘ 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 ≥94°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,588
• − Mortgage interest: −$15,124
• − Property taxes: −$2,145
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,447
• − Management: −$2,447
• − Depreciation: −$7,855
• Taxable loss: −$780
• Est. tax savings @ 24.0%: +$187
• After-tax cash flow: $3,866/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

+535.3% since first listed

3 events — show timeline

• 2026-04-30 Pending — LCAR
• 2026-04-21 Listed $270,000 LCAR
• 2005-01-06 Sold (Public Records) $42,500 Public Records

Property tax history

+1.4%/yr

Latest (2026): $2,145 · +4.5% YoY. Source: county tax records.