172 174 Johnson St · Pittston, PA 18640

$224,900

6 bd · 2.0 ba · 2,800 sqft · MultiFamily · 4 Days on market

Fair condition 5,750 sqft lot Est $269k · 16% under

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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 +25.0/30.0
• ARV discount +14.8/15.0
• DSCR +8.2/10.0
• 1% rule +6.5/10.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• 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

Double block home w/ all separate utilities in the Oregon Section. It needs some work, but the payoff will absolutely be worth it once you wring out the sweat equity. There is a foundation repair needed that is reflected in pricing. There can be additional parking made at alley entrance at back of home. Sold as is. Currently vacant. Right side due to be rented for $950/mo as of 4/1/23.

Key facts

• 5,750 sq ft lot
• Listed 4 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Multi-family residential income property
• Construction: Asbestos construction material
• Exterior features: Lot approximately 50 x 115; Zoned for multi-family use

Interior

• Heating & cooling: Propane heating; Baseboard heat
• Interior features: Full unfinished basement

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $225k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Cap rate 8.9% vs local median 6.9% in Pittston — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $7k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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 $100k; list at $225k implies a 125% gain — meaningful room to come down on a strong offer.

Recommended offer $224,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.15% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.33%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $268,800
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109-111 Lagrange St	0.33mi	6/2.0	2,940 (+5%)	7mo	$228,700	$78	71
1176 1178 Main St	0.36mi	6/2.0	2,600 (-7%)	4mo	$289,900	$112	68
13-15 E Frothingham St	0.32mi	6/2.0	2,500 (-11%)	13mo	$225,000	$90	57
16 Swallow St	0.29mi	5/2.0 (-1)	2,439 (-13%)	9mo	$270,000	$111	52
266 Main St	0.25mi	7/4.0 (+1)	3,051 (+9%)	10mo	$390,000	$128	52
113-115 115 Market St	0.70mi	6/3.0	2,893 (+3%)	13mo	$277,500	$96	47
125 127 Vine St	0.45mi	6/2.0	2,500 (-11%)	22mo	$235,000	$94	43
78-80 Columbus Ave	0.61mi	6/4.0	3,048 (+9%)	9mo	$223,000	$73	42
609 611 4th St	0.73mi	6/2.0	2,600 (-7%)	18mo	$250,000	$96	39

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-5,228
• Equity at exit: $33,533

10-year hold

• IRR: 7.5%
• Equity multiple: 1.57×
• Total profit: $35,751
• Equity at exit: $19,445

Cash invested: $62,972 (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: 14.5×

Monthly cashflow live

• Estimated rent: $2,587 high
• Mortgage (P&I): −$1,179
• Tax est. 1.5%: −$281 /mo · $3,374/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $489

Break-even live

Break-even rent $1,967

Max offer price $224,900

Occupancy floor 76%

Sensitivity live

Price	-10% $645	-5% $567	+0% $489	+5% $412	+10% $334
Rent	-10% $285	-5% $387	+0% $489	+5% $592	+10% $694
Rate	-1.0pp $603	-0.5pp $547	base $489	+0.5pp $431	+1.0pp $372

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,588
Total (2 units)			$2,587

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-02
   status $224,900 Pending 4 DOM
2. 2026-06-01
   days on market $224,900 Active 4 DOM
3. 2026-05-31
   days on market $224,900 Active 3 DOM
4. 2026-05-30
   days on market $224,900 Active 2 DOM
5. 2026-05-28
   listed $224,900 Active
6. 2023-04-28
   soldstatus $99,900 Closed 388-char remark

   Show marketing remark (388 chars)

   Double block home w/ all separate utilities in the Oregon Section. It needs some work, but the payoff will absolutely be worth it once you wring out the sweat equity. There is a foundation repair needed that is reflected in pricing. There can be additional parking made at alley entrance at back of home. Sold as is. Currently vacant. Right side due to be rented for $950/mo as of 4/1/23.

7. 2023-03-25
   status Pending 388-char remark

   Show marketing remark (388 chars)

   Double block home w/ all separate utilities in the Oregon Section. It needs some work, but the payoff will absolutely be worth it once you wring out the sweat equity. There is a foundation repair needed that is reflected in pricing. There can be additional parking made at alley entrance at back of home. Sold as is. Currently vacant. Right side due to be rented for $950/mo as of 4/1/23.

8. 2023-03-19
   listed $99,900 Active 388-char remark

   Show marketing remark (388 chars)

   Double block home w/ all separate utilities in the Oregon Section. It needs some work, but the payoff will absolutely be worth it once you wring out the sweat equity. There is a foundation repair needed that is reflected in pricing. There can be additional parking made at alley entrance at back of home. Sold as is. Currently vacant. Right side due to be rented for $950/mo as of 4/1/23.

9. 2023-01-02
   status Pending
10. 2022-11-18
    price $99,900
11. 2022-11-04
    listed $119,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 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: $31,044
• − Mortgage interest: −$12,598
• − Property taxes: −$3,374
• − Insurance: −$1,124
• − Repairs & maintenance: −$2,484
• − Management: −$2,484
• − Depreciation: −$6,543
• Taxable income: $2,439
• Est. tax owed @ 24.0%: −$585
• After-tax cash flow: $5,289/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This multi-family home requires moderate renovations to update the kitchen and bathroom, and improve the exterior. It has good structural integrity and a good location, making it a good investment opportunity.

Repairs flagged

• Major kitchen cabinets — dated and worn
• Major bathroom fixtures — dated and worn
• Moderate exterior siding — weathered and discolored

Value-add opportunities

• Both update kitchen cabinets and appliances — modernizing the kitchen would improve both resale and rental value
• Both update bathroom fixtures and shower curtain — modernizing the bathroom would improve both resale and rental value
• Both paint interior walls and trim exterior siding — improving the curb appeal would increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
exterior siding · weathered and discolored	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$33,000–115,000

Value-add ROI direction

• Both update kitchen cabinets and appliances — modernizing the kitchen would improve both resale and rental value ↑
• Both update bathroom fixtures and shower curtain — modernizing the bathroom would improve both resale and rental value ↑
• Both paint interior walls and trim exterior siding — improving the curb appeal would increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+87.6% since first listed

7 events — show timeline

• 2026-05-28 Listed $224,900 LCAR
• 2023-04-28 Sold (MLS) $99,900 LCAR
• 2023-03-25 Pending — LCAR
• 2023-03-19 Listed $99,900 LCAR
• 2023-01-02 Pending — LCAR
• 2022-11-18 Price Changed $99,900 LCAR
• 2022-11-04 Listed $119,900 LCAR