81 Carroll St · Pittston, PA 18640

$169,000

8 bd · 3.0 ba · 2,510 sqft · MultiFamily public records · 47 Days on market

Built 1900 5,227 sqft lot $67/sqft · 24% below area Est $224k · 24% under

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Do Not Miss This Value Add Duplex Opportunity In Pittston Offering Strong Upside And Flexible Layout! This large side by side property delivers serious potential with one unit configured as a spacious 3 bedroom and the other expanded into a 5 bedroom layout including finished attic space, creating multiple paths for increased rental income. The home offers solid bones and a classic layout with separate entrances and a covered front porch. While the property does need work, it presents the ideal opportunity for an investor or owner occupant to renovate, stabilize, and significantly increase value and cash flow. An additional lot is included behind the home, offering extra space and flexibility. Located on a residential street in Pittston, you are just minutes from downtown shops, restaurants, and major routes including Route 11 and I 81, making commuting and tenant demand strong. The area continues to see steady growth with easy access to Scranton, Wilkes Barre, and surrounding employment hubs. Whether you are looking to fix and flip, build long term rental income, or house hack, this is a high potential asset in a proven rental market. Do Not Wait To Capitalize On This Opportunity Schedule Your Showing Today!

Key facts

• Flexible layout
• Finished attic space
• Duplex opportunity

Tags

• DUPLEX OPPORTUNITY
• FLEXIBLE LAYOUT
• FINISHED ATTIC SPACE

🏷️ Possibly a rental listed for sale. The $169,000 price doesn't fit this home's estimated sale value (~$223,630) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 8-bed/3.0-bath multifamily listed at $169k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $169k).
• Recommended offer: $164k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.3% 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; 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 $47k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($164k) 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $163,930 (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 1900 — 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 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: 1.80% ✓
• Cap rate: 15.25%
• Cash-on-cash: 32.01%
• DSCR: 2.42
• GRM: 4.6

CMA / ARV

• ARV (median comp): $223,630
• List price: $169,000
• Delta: -24.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
162 S Main St	0.61mi	8/5.0	2,400 (-4%)	12mo	$340,000	$142	47

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: 27.0%
• Equity multiple: 2.12×
• Total profit: $53,034
• Equity at exit: $25,198

10-year hold

• IRR: 34.6%
• Equity multiple: 4.17×
• Total profit: $149,827
• Equity at exit: $14,612

Cash invested: $47,320 (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: 10.8×

Monthly cashflow live

• Estimated rent: $3,050 high
• Mortgage (P&I): −$886
• Tax from tax record: −$191 /mo · $2,288/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$640
• Net cashflow: $1,262

Break-even live

Break-even rent $1,452

Max offer price $169,000

Occupancy floor 54%

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

Units	Beds	Baths	Est. rent
1× unit	3	1	$1,300
1× unit	5	1	$1,750
Total (2 units)			$3,050

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-09
   listing id $169,000 Pending 47 DOM
2. 2026-05-13
   status Pending 1228-char remark

   Show marketing remark (342 chars)

   Do Not Miss This Value Add Duplex Opportunity In Pittston Offering Strong Upside And Flexible Layout! This large side by side property delivers serious potential with one unit configured as a spacious 3 bedroom and the other expanded into a 5 bedroom layout including finished attic space, creating multiple paths for increased rental income.

3. 2026-05-13
   status Pending 342-char remark

   Show marketing remark (342 chars)

   Do Not Miss This Value Add Duplex Opportunity In Pittston Offering Strong Upside And Flexible Layout! This large side by side property delivers serious potential with one unit configured as a spacious 3 bedroom and the other expanded into a 5 bedroom layout including finished attic space, creating multiple paths for increased rental income.

4. 2026-03-27
   listed $169,000 Active 1228-char remark

   Show marketing remark (342 chars)

   Do Not Miss This Value Add Duplex Opportunity In Pittston Offering Strong Upside And Flexible Layout! This large side by side property delivers serious potential with one unit configured as a spacious 3 bedroom and the other expanded into a 5 bedroom layout including finished attic space, creating multiple paths for increased rental income.

5. 2026-03-27
   listed $169,000 Active 342-char remark

   Show marketing remark (342 chars)

   Do Not Miss This Value Add Duplex Opportunity In Pittston Offering Strong Upside And Flexible Layout! This large side by side property delivers serious potential with one unit configured as a spacious 3 bedroom and the other expanded into a 5 bedroom layout including finished attic space, creating multiple paths for increased rental income.

ⓘ 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: $2,288 · $191/mo
• Projected year-2 tax: $2,479 · $207/mo
• Expected delta: +$191/yr (+$16/mo · 8.3%)

ⓘ 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 ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $36,600
• − Mortgage interest: −$9,467
• − Property taxes: −$2,288
• − Insurance: −$845
• − Repairs & maintenance: −$2,928
• − Management: −$2,928
• − Depreciation: −$4,916
• Taxable income: $13,228
• Est. tax owed @ 24.0%: −$3,175
• After-tax cash flow: $11,971/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

+0.0% since first listed

4 events — show timeline

• 2026-05-13 Pending — PMAR
• 2026-05-13 Pending — LCAR
• 2026-03-27 Listed $169,000 LCAR
• 2026-03-27 Listed $169,000 PMAR

Property tax history

+1.4%/yr

Latest (2026): $2,288 · +4.5% YoY. Source: county tax records.