91 E Columbus Ave · Pittston, PA 18640

$162,900

4 bd · 2.0 ba · 1,784 sqft · MultiFamily public records · 6 Days on market

Built 1926 3,920 sqft lot Est $155k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +5.3/15.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

INVESTORS. .. .This 2 unit building is fully rented, tenants pay all utilities. Semi modern kitchens and baths. Off Street parking for 4 cars gas heat, newer roof. Owner is also selling single family home next-door at 95 East Columbus Ave MLS # 26-2685

Key facts

• Off street parking
• Newer roof
• Gas heat

Tags

• FULLY RENTED
• TENANTS PAY ALL UTILITIES
• SEMI MODERN KITCHENS
• OFF STREET PARKING
• GAS HEAT
• NEWER ROOF

Property features AI

Finance

• Financial info: Two-unit property (two separate residential units)

Exterior

• Home design: Residential income property (multi-family); Built in 1926
• Construction: Original construction from 1926
• Exterior features: Lot dimensions approximately 25 x 144; Lot area about 0.09 acres

Interior

• Kitchen: Each unit has a kitchen
• Bedrooms: Total of 4 bedrooms (2 in each unit)
• Bathrooms: 2 full bathrooms (one per unit)
• Interior features: Full, unfinished concrete basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $163k.

Deal economics

• At list price, monthly cash flow is $784 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $163k).
• Cap rate 12.1% vs local median 6.5% 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.
• Zoned schools: Pittston City Intrmd Ctr (math 25% / reading 44%, grade F, #1,049 of 1,518 statewide, top 71%, 648 students, 63% FRL); Pittston Area Ms (math 6% / reading 36%, grade F, #432 of 512 statewide, top 85%, 964 students, 55% FRL); Pittston Area Shs (math 77% / reading 50%, grade B-, #69 of 437 statewide, top 16%, 1,022 students, 44% FRL).
• Market conditions: 106 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y 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.
• Current owner paid $75k; list at $163k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $162,900

Questions for the listing agent

1. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.45% ✓
• Cap rate: 12.06%
• Cash-on-cash: 20.61%
• DSCR: 1.92
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $155,208
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42 Jenkins Ct	0.09mi	5/3.0 (+1)	1,708 (-4%)	0mo	$200,000	$117	80
88-90 John St	0.15mi	4/2.0	1,988 (+11%)	15mo	$149,000	$75	62
16 1/2 Sand St	0.58mi	4/2.0	1,615 (-10%)	3mo	$140,000	$87	55
149 Tompkins St	0.42mi	4/2.0	2,043 (+14%)	9mo	$193,500	$95	48
3017 3019 Market St	0.63mi	4/2.0	1,960 (+10%)	11mo	$152,000	$78	45
14 Rock St	0.61mi	4/3.0	1,850 (+4%)	22mo	$150,000	$81	43
906 Susquehanna Ave	0.66mi	3/2.0 (-1)	2,024 (+14%)	9mo	$230,000	$114	34

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: 12.9%
• Equity multiple: 1.52×
• Total profit: $23,519
• Equity at exit: $24,289

10-year hold

• IRR: 21.8%
• Equity multiple: 2.86×
• Total profit: $84,788
• Equity at exit: $14,085

Cash invested: $45,612 (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: 106
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,368 high
• Mortgage (P&I): −$854
• Tax from tax record: −$165 /mo · $1,980/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $784

Break-even live

Break-even rent $1,376

Max offer price $162,900

Occupancy floor 62%

Sensitivity live

Price	-10% $876	-5% $830	+0% $784	+5% $737	+10% $691
Rent	-10% $596	-5% $690	+0% $784	+5% $877	+10% $971
Rate	-1.0pp $866	-0.5pp $825	base $784	+0.5pp $741	+1.0pp $698

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,368
Total (2 units)			$2,368

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: $40,725
• Closing costs: $4,887
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
252 S Main St Pittston, PA	4.0	2.5	1548	$1,750	$1.13	45d	1	0.30mi
340 Race St West Pittston, PA	3.0	1.5	1889	$1,550	$0.82	22d	1	0.72mi
37 Hale St Yatesville, PA	3.0	2.0	2050	$1,600	$0.78	45d	1	0.89mi
211 Montgomery Ave Unit 211 West Pittston, PA	3.0	2.0	1916	$1,600	$0.84	15d	1	0.89mi
178 Parsonage St Pittston, PA	3.0	1.0	1500	$1,500	$1.00	15d	1	1.06mi
327 Fremont St Unit 329 West Pittston, PA	3.0	1.0	1250	$1,400	$1.12	45d	1	1.26mi
329 Fremont St West Pittston, PA	3.0	1.0	1250	$1,400	$1.12	45d	1	1.27mi

Listing history 6 events

1. 2026-06-16
   status $162,900 Pending 6 DOM
2. 2026-06-15
   days on market $162,900 Active 6 DOM
3. 2026-06-14
   days on market $162,900 Active 4 DOM
4. 2026-06-13
   days on market $162,900 Active 3 DOM
5. 2026-06-10
   remarks 253-char remark
6. 2026-06-10
   listed $162,900 Active 1 DOM

ⓘ 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: $1,980 · $165/mo
• Projected year-2 tax: $2,277 · $190/mo
• Expected delta: +$297/yr (+$25/mo · 15.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% 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 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: $28,416
• − Mortgage interest: −$9,125
• − Property taxes: −$1,980
• − Insurance: −$814
• − Repairs & maintenance: −$2,273
• − Management: −$2,273
• − Depreciation: −$4,739
• Taxable income: $7,211
• Est. tax owed @ 24.0%: −$1,731
• After-tax cash flow: $7,672/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

+89.6% since first listed

7 events — show timeline

• 2026-06-09 Listed $162,900 LCAR
• 2026-06-09 Listed $162,900 GSBR as distributed by MLS GRID
• 2026-03-20 Rental Removed $1,175 BUILDIUM
• 2026-02-25 Price Changed $1,175 BUILDIUM
• 2026-02-06 Listed for Rent $1,200 BUILDIUM
• 2022-02-14 Sold (MLS) $75,000 LCAR
• 2021-09-14 Listed $85,900 LCAR

Property tax history

+1.4%/yr

Latest (2026): $1,980 · +4.5% YoY. Source: county tax records.