42 Jenkins Ct · Pittston, PA 18640

$199,000

5 bd · 3.0 ba · 1,909 sqft · SingleFamily public records · 6 Days on market

Built 1919 7,500 sqft lot $104/sqft · 10% below area Est $197k · at est.

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Why this score? — see what drove the D 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 +14.1/30.0
• ARV discount +7.0/15.0
• DSCR +4.3/10.0
• 1% rule +3.8/10.0
• 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

Listing remarks

Property can easily convert to single family home. Previously used as single family home with In-Law apartment. 2 gas furnace & 2 water heaters. Home is in very good condition. OSP. Parking for 2 cars.

Key facts

• In-law apartment
• Gas furnace
• Water heaters

Tags

• IN-LAW APARTMENT
• GAS FURNACE
• WATER HEATERS
• PARKING FOR 2 CARS

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: Rubber roof

Interior

• Heating & cooling: Natural gas heating; Forced air; Steam heating
• Interior features: Gas water heater; Has basement with dirt floor

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $29 ($349/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (12.1% below list).
• Recommended offer: $175k (12.1% 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; 1 comparable units currently listed for rent nearby; 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 $6k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,000 (12.1% below list)

Questions for the listing agent

1. Built in 1919 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.88% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.63%
• DSCR: 1.03
• GRM: 9.5

CMA / ARV

• ARV (median comp): $196,896
• List price: $199,000
• Delta: 1.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37 Jenkins Ct	0.02mi	5/2.5	1,856 (-3%)	4mo	$95,000	$51	89
37 Pine St	0.10mi	5/2.0	2,000 (+5%)	19mo	$145,000	$73	68
160 Vine St	0.14mi	4/2.5 (-1)	2,018 (+6%)	13mo	$190,000	$94	66
165 Vine St	0.14mi	4/2.5 (-1)	2,178 (+14%)	5mo	$215,000	$99	59
214 Elizabeth St	0.52mi	4/2.0 (-1)	1,753 (-8%)	2mo	$145,000	$83	51
52 Columbus Ave	0.29mi	4/1.5 (-1)	1,824 (-4%)	21mo	$210,000	$115	50
327 Race St	0.65mi	4/1.5 (-1)	1,900 (-0%)	15mo	$130,000	$68	46
107 Johnson St	0.38mi	4/1.5 (-1)	1,640 (-14%)	4mo	$241,000	$147	44
140 Center St	0.75mi	4/2.0 (-1)	1,804 (-6%)	4mo	$144,000	$80	44
613 William St	0.74mi	4/1.0 (-1)	2,016 (+6%)	1mo	$175,000	$87	43
159 Tompkins St	0.39mi	5/2.0	2,176 (+14%)	22mo	$269,500	$124	36
132 Center St	0.75mi	4/1.0 (-1)	1,856 (-3%)	18mo	$80,000	$43	32

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: -15.3%
• Equity multiple: 0.45×
• Total profit: $-30,384
• Equity at exit: $29,672

10-year hold

• IRR: -6.7%
• Equity multiple: 0.57×
• Total profit: $-24,023
• Equity at exit: $17,206

Cash invested: $55,720 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,750 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$227 /mo · $2,724/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $29

Break-even live

Break-even rent $1,713

Max offer price $199,000

Occupancy floor 93%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	44d	1	0.20mi

Listing history 2 events

1. 2026-05-04
   status Pending 207-char remark
2. 2026-04-28
   listed $199,000 Active 207-char remark

ⓘ 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: $2,724 · $227/mo
• Projected year-2 tax: $2,934 · $244/mo
• Expected delta: +$210/yr (+$18/mo · 7.7%)

ⓘ 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 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: $21,000
• − Mortgage interest: −$11,147
• − Property taxes: −$2,724
• − Insurance: −$995
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$5,789
• Taxable loss: −$3,015
• Est. tax savings @ 24.0%: +$724
• After-tax cash flow: $1,072/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

+0.5% since first listed

3 events — show timeline

• 2026-06-09 Sold (MLS) $200,000 LCAR
• 2026-05-04 Pending — LCAR
• 2026-04-28 Listed $199,000 LCAR

Property tax history

+1.4%/yr

Latest (2026): $2,724 · +4.5% YoY. Source: county tax records.