22 22 1/2 George St · Pittston, PA 18640

$289,000

6 bd · 2.0 ba · 3,648 sqft · MultiFamily · 134 Days on market

Built 1940 Good condition 5,000 sqft lot $79/sqft · 18% above area Est $246k · 18% over ↓ 12% since listing

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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 +18.8/30.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

This large, double-block duplex has many recent updates & offers a great opportunity for investors or owner-occupants. Each side features approximately 1800+ sq feet, w/ 6 rooms, including 3 bedrooms, & 1 full bath per side. Kitchens are large & semi-modern in both units. Fenced backyard has an inground pool in need of repair but could be a private oasis. Solid structure w/ new roof installed 2025

Key facts

• Recent updates
• Large kitchens
• Private oasis

Tags

• RECENT UPDATES
• LARGE KITCHENS
• FENCED BACKYARD
• INGROUND POOL
• PRIVATE OASIS
• SOLID STRUCTURE

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $289k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive. Per door: $145/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $289k).
• Recommended offer: $254k (12.0% below list) — sets the bar for market timing.

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 $9k 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

• It's been on market 134 days — a 12% lower offer ($254k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $254,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.00% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.31%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (median comp): $245,725
• List price: $289,000
• Delta: 17.61%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 11 Market St	0.42mi	6/5.0	3,600 (-1%)	6mo	$360,000	$100	61
241 Main St	0.74mi	6/3.0	3,600 (-1%)	5mo	$315,000	$88	55
234 Main St	0.27mi	7/4.0 (+1)	3,975 (+9%)	6mo	$440,000	$111	54
34 36 Front St	0.51mi	7/4.0 (+1)	4,000 (+10%)	23mo	$385,000	$96	28
159, 157 Philadelphia Ave	0.74mi	6/4.0	4,119 (+13%)	22mo	$370,000	$90	18

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: -9.6%
• Equity multiple: 0.65×
• Total profit: $-28,277
• Equity at exit: $43,091

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-610
• Equity at exit: $24,987

Cash invested: $80,920 (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: 16.6×

Monthly cashflow live

• Estimated rent: $2,896 high
• Mortgage (P&I): −$1,516
• Tax est. 1.5%: −$361 /mo · $4,335/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $291

Break-even live

Break-even rent $2,528

Max offer price $289,000

Occupancy floor 85%

Sensitivity live

Price	-10% $490	-5% $390	+0% $291	+5% $191	+10% $91
Rent	-10% $62	-5% $176	+0% $291	+5% $405	+10% $519
Rate	-1.0pp $436	-0.5pp $364	base $291	+0.5pp $216	+1.0pp $140

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,896
Total (2 units)			$2,896

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $289,000 Active 134 DOM
2. 2026-06-17
   days on market $289,000 Active 133 DOM
3. 2026-06-16
   days on market $289,000 Active 132 DOM
4. 2026-06-15
   days on market $289,000 Active 131 DOM
5. 2026-06-14
   days on market $289,000 Active 129 DOM
6. 2026-06-13
   days on market $289,000 Active 128 DOM
7. 2026-06-10
   days on market $289,000 Active 126 DOM
8. 2026-06-09
   days on market $289,000 Active 125 DOM
9. 2026-06-08
   days on market $289,000 Active 124 DOM
10. 2026-06-07
    days on market $289,000 Active 123 DOM
11. 2026-06-02
    days on market $289,000 Active 118 DOM
12. 2026-06-01
    days on market $289,000 Active 117 DOM
13. 2026-05-31
    days on market $289,000 Active 116 DOM
14. 2026-05-30
    days on market $289,000 Active 115 DOM
15. 2026-05-11
    price $289,000 417-char remark

    Show marketing remark (417 chars)

    This large, double-block duplex has many recent updates & offers a great opportunity for investors or owner-occupants. Each side features approximately 1800+ sq feet, w/ 6 rooms, including 3 bedrooms, & 1 full bath per side. Kitchens are large & semi-modern in both units. Fenced backyard has an inground pool in need of repair but could be a private oasis. Solid structure w/ new roof installed 2025

16. 2026-03-31
    price $299,000 417-char remark

    Show marketing remark (417 chars)

    This large, double-block duplex has many recent updates & offers a great opportunity for investors or owner-occupants. Each side features approximately 1800+ sq feet, w/ 6 rooms, including 3 bedrooms, & 1 full bath per side. Kitchens are large & semi-modern in both units. Fenced backyard has an inground pool in need of repair but could be a private oasis. Solid structure w/ new roof installed 2025

17. 2026-03-06
    price $319,000 417-char remark

    Show marketing remark (417 chars)

    This large, double-block duplex has many recent updates & offers a great opportunity for investors or owner-occupants. Each side features approximately 1800+ sq feet, w/ 6 rooms, including 3 bedrooms, & 1 full bath per side. Kitchens are large & semi-modern in both units. Fenced backyard has an inground pool in need of repair but could be a private oasis. Solid structure w/ new roof installed 2025

18. 2026-02-04
    listed $329,000 Active 417-char remark

    Show marketing remark (417 chars)

    This large, double-block duplex has many recent updates & offers a great opportunity for investors or owner-occupants. Each side features approximately 1800+ sq feet, w/ 6 rooms, including 3 bedrooms, & 1 full bath per side. Kitchens are large & semi-modern in both units. Fenced backyard has an inground pool in need of repair but could be a private oasis. Solid structure w/ new roof installed 2025

ⓘ 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 ≥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: $34,752
• − Mortgage interest: −$16,188
• − Property taxes: −$4,335
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,780
• − Management: −$2,780
• − Depreciation: −$8,407
• Taxable loss: −$1,184
• Est. tax savings @ 24.0%: +$284
• After-tax cash flow: $3,772/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

Good 75/100 Cosmetic rehab

This well-maintained, double-block duplex offers a great opportunity for investors or owner-occupants. Recent updates include a new roof and clean interiors, but some repairs and maintenance are needed to maximize its value.

Repairs flagged

• Major attic insulation — visible damage to wooden beams
• Major attic ventilation — poor ventilation system

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Both repair attic damage — improves energy efficiency and safety
• Both update HVAC system — increases comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
attic insulation · visible damage to wooden beams	Major	$15,000–50,000
attic ventilation · poor ventilation system	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Both repair attic damage — improves energy efficiency and safety ↑
• Both update HVAC system — increases comfort and energy efficiency ↑

ⓘ 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

-12.2% since first listed

4 events — show timeline

• 2026-05-11 Price Changed $289,000 LCAR
• 2026-03-31 Price Changed $299,000 LCAR
• 2026-03-06 Price Changed $319,000 LCAR
• 2026-02-04 Listed $329,000 LCAR