51 Fulton St · Pittston, PA 18640

$85,000

3 bd · 2.0 ba · 1,213 sqft · SingleFamily public records · 1 Days on market

Built 1930 1,306 sqft lot Est $123k · 31% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• 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

Key facts

• 1,306 sq ft lot
• Built 1930

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; No additional utilities listed
• Home design: Duplex; Residential single-family residence (current use listed as Other)
• Construction: Stone foundation; Construction materials: Unknown/Other
• Exterior features: Front porch; No additional exterior structures listed; Asbestos shingle roof

Interior

• Kitchen: Gas cooktop; Refrigerator; Microwave
• Bedrooms: Total rooms: 6
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating
• Interior features: Unfurnished; Partial unfinished basement
• Laundry & utility: Has heating (natural gas)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 11.7% 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1930 — 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 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: 1.45% ✓
• Cap rate: 11.68%
• Cash-on-cash: 19.23%
• DSCR: 1.86
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $122,513
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
51 Fulton St	0.00mi	3/2.0	1,213 (0%)	0mo	$85,000	$70	100
35 Stark St	0.37mi	3/1.0	1,140 (-6%)	8mo	$115,000	$101	62
120 John St	0.35mi	3/2.0	1,050 (-13%)	8mo	$245,000	$233	55
50 Bryden St	0.39mi	2/1.0 (-1)	1,297 (+7%)	8mo	$119,000	$92	55
69 Market St	0.40mi	4/1.0 (+1)	1,300 (+7%)	9mo	$204,000	$157	52
116 Rock St	0.65mi	3/2.0	1,280 (+6%)	11mo	$160,000	$125	51
28 Pine St	0.48mi	4/1.5 (+1)	1,350 (+11%)	2mo	$90,000	$67	50
80 Parsonage St	0.68mi	3/1.0	1,280 (+6%)	10mo	$89,900	$70	47
32 Rear Mill St	0.49mi	2/1.0 (-1)	1,113 (-8%)	13mo	$104,100	$94	44
39 Tompkins St	0.69mi	3/1.0	1,107 (-9%)	10mo	$156,500	$141	41
7 Washington Ter	0.59mi	2/2.0 (-1)	1,069 (-12%)	8mo	$160,000	$150	41
226 Parsonage St	0.73mi	2/1.0 (-1)	1,386 (+14%)	6mo	$79,900	$58	28

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: 11.2%
• Equity multiple: 1.44×
• Total profit: $10,541
• Equity at exit: $12,674

10-year hold

• IRR: 20.2%
• Equity multiple: 2.70×
• Total profit: $40,553
• Equity at exit: $7,349

Cash invested: $23,800 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,236 high
• Mortgage (P&I): −$446
• Tax from tax record: −$114 /mo · $1,365/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $381

Break-even live

Break-even rent $753

Max offer price $85,000

Occupancy floor 64%

Sensitivity live

Price	-10% $430	-5% $405	+0% $381	+5% $357	+10% $333
Rent	-10% $284	-5% $333	+0% $381	+5% $430	+10% $479
Rate	-1.0pp $424	-0.5pp $403	base $381	+0.5pp $359	+1.0pp $337

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 1/2 Broad St Pittston, PA	2.0	1.0	950	$1,200	$1.26	14d	1	0.22mi
3 Butler St Unit 1-D Pittston, PA	2.0	1.0	810	$1,175	$1.45	14d	1	0.44mi
14 S Main St Pittston, PA	2.0	1.0	725	$1,850	$2.55	14d	1	0.44mi
13 Kennedy St Pittston, PA	2.0	1.0	700	$1,800	$2.57	14d	1	0.45mi
102A Searle St Pittston, PA	3.0	1.0	960	$1,350	$1.41	44d	1	0.49mi
109 Main St Pittston, PA	2.0–3.0	2.0	1070	$1,300	$1.21	14d	1	0.56mi
24 E Columbus Ave Pittston, PA	2.0	1.0	896	$1,200	$1.34	22d	1	0.57mi
7 Miller St Pittston, PA	2.0	1.0	1120	$1,150	$1.03	14d	1	0.67mi
3 Miller St Pittston, PA	3.0	1.0	1007	$1,200	$1.19	44d	1	0.68mi
174 Parsonage St Unit 3 r Pittston, PA	2.0	1.0	700	$900	$1.29	22d	1	0.68mi
178 Parsonage St Pittston, PA	3.0	1.0	1500	$1,500	$1.00	14d	1	0.68mi
287 Parsonage St Pittston, PA	2.0	1.0	850	$1,200	$1.41	44d	1	0.78mi
149 Tompkins St Unit 2 Pittston, PA	2.0	1.0	737	$1,100	$1.49	22d	1	0.91mi
333 Exeter Ave West Pittston, PA	2.0	1.0	700	$1,500	$2.14	22d	1	1.06mi
524 Spring St Pittston, PA	2.0	1.0	1450	$900	$0.62	44d	1	1.14mi
524 Spring St #2 Jenkins Township, PA	2.0	1.0	1300	$925	$0.71	44d	1	1.14mi
226 Fremont St West Pittston, PA	3.0	2.0	1140	$1,395	$1.22	14d	1	1.34mi
327 Fremont St Unit 329 West Pittston, PA	3.0	1.0	1250	$1,400	$1.12	44d	1	1.35mi
329 Fremont St West Pittston, PA	3.0	1.0	1250	$1,400	$1.12	44d	1	1.36mi

Listing history 1 events

1. 2026-06-03
   listed $85,000 Pending 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: $1,365 · $114/mo
• Projected year-2 tax: $1,365 · $114/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $14,830
• − Mortgage interest: −$4,761
• − Property taxes: −$1,365
• − Insurance: −$425
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$2,473
• Taxable income: $3,433
• Est. tax owed @ 24.0%: −$824
• After-tax cash flow: $3,753/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

2 events — show timeline

• 2026-06-02 Pending — PMAR
• 2026-06-02 Listed $85,000 PMAR

Property tax history

+1.4%/yr

Latest (2026): $1,365 · +4.5% YoY. Source: county tax records.