12 E Frothingham St · Pittston, PA 18640

$129,000

3 bd · 1.0 ba · 1,524 sqft · SingleFamily public records · 24 Days on market

Built 1930 3,049 sqft lot Est $149k · 14% under

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Why this score? — see what drove the C+ 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 +23.7/30.0
• ARV discount +13.6/15.0
• DSCR +7.6/10.0
• 1% rule +6.3/10.0
• 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

Located in the desirable Pittston Area School District, this traditional two-story home offers classic charm and plenty of potential. The first floor features a formal living room, a comfortable family room, and an eat-in kitchen perfect for everyday dining. Some replacement windows have been installed in the kitchen, living room, and first-floor office. The office provides flexible space and could easily be converted into a fourth bedroom if desired. Laundry is located in the basement. Upstairs, you'll find three bedrooms and a full bathroom. In addition you will find a small room for additional storage or an office. With modern updates and a little TLC, this home could truly shine and bec

Key facts

• Flexible space
• Formal living room
• Eat-in kitchen

Tags

• PITTSTON AREA SCHOOL DISTRICT
• FORMAL LIVING ROOM
• COMFORTABLE FAMILY ROOM
• EAT-IN KITCHEN
• REPLACEMENT WINDOWS
• FLEXIBLE SPACE

Property features AI

Finance

• HOA & community: Sidewalks

Exterior

• Parking: Driveway parking; On-street parking
• Utilities: Public water; Public sewer; 100 amp electric service; Natural gas connected; Electricity connected; Cable available
• Home design: Single-family house; Two levels; Built in 1930 (estimated)
• Construction: Aluminum siding; Composition/shingle roof; Concrete perimeter / stone / permanent foundation
• Exterior features: Private entrance; Front covered porch with awning(s)

Interior

• Kitchen: Gas oven; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Wood; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; Coal stove; No central cooling
• Interior features: Drywall; Storage; Paneling; Attic storage; Has basement (dirt floor, unfinished)
• Laundry & utility: Washer; Dryer (laundry located in basement)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $127k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 6.7% 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.
• Zoned schools: Pittston City Intrmd Ctr (math 25% / reading 44%, grade F, #1,049 of 1,518 statewide, top 71%, 648 students, 63% FRL); Pittston Area Ms (math 6% / reading 36%, grade F, #432 of 512 statewide, top 85%, 964 students, 55% FRL); Pittston Area Shs (math 77% / reading 50%, grade B-, #69 of 437 statewide, top 16%, 1,022 students, 44% FRL).
• Market conditions: 106 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $892 of loan paydown is wiped out by about $4k 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 24 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $127,065 (1.5% below list)

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: 1.13% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.13%
• DSCR: 1.36
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $149,352
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
54 Columbus Ave	0.24mi	3/1.5	1,536 (+1%)	8mo	$149,000	$97	79
1 Garfield St	0.20mi	3/1.0	1,380 (-9%)	5mo	$120,000	$87	71
156 Pine St	0.37mi	3/1.5	1,550 (+2%)	8mo	$170,000	$110	71
55 Welsh St	0.44mi	3/2.0	1,580 (+4%)	2mo	$240,000	$152	67
107 Johnson St	0.26mi	4/1.5 (+1)	1,640 (+8%)	4mo	$241,000	$147	65
28 Pine St	0.22mi	4/1.5 (+1)	1,350 (-11%)	2mo	$90,000	$67	62
179 Railroad St	0.40mi	2/1.0 (-1)	1,420 (-7%)	6mo	$95,000	$67	60
181 Railroad St	0.41mi	3/1.0	1,656 (+9%)	9mo	$107,000	$65	59
16 Sand St	0.67mi	3/2.0	1,474 (-3%)	5mo	$145,100	$98	55
101 Mill St	0.75mi	3/1.5	1,600 (+5%)	7mo	$250,000	$156	49
34 Tedrick St	0.68mi	4/2.0 (+1)	1,600 (+5%)	6mo	$270,000	$169	46
314 Excelsior St	0.68mi	3/2.0	1,400 (-8%)	7mo	$135,000	$96	45

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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-5,291
• Equity at exit: $19,234

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $15,588
• Equity at exit: $11,154

Cash invested: $36,120 (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: 106
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,462 high
• Mortgage (P&I): −$676
• Tax from tax record: −$180 /mo · $2,158/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $245

Break-even live

Break-even rent $1,152

Max offer price $129,000

Occupancy floor 78%

Sensitivity live

Price	-10% $318	-5% $281	+0% $245	+5% $208	+10% $172
Rent	-10% $129	-5% $187	+0% $245	+5% $302	+10% $360
Rate	-1.0pp $310	-0.5pp $277	base $245	+0.5pp $211	+1.0pp $177

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	45d	1	0.10mi
109 Main St Pittston, PA	2.0–3.0	2.0	1070	$1,300	$1.21	15d	1	0.22mi
524 Spring St Pittston, PA	2.0	1.0	1450	$900	$0.62	45d	1	0.48mi
524 Spring St #2 Jenkins Township, PA	2.0	1.0	1300	$925	$0.71	45d	1	0.48mi
197 Rear Broad St Pittston, PA	2.0	2.0	1800	$1,350	$0.75	45d	1	0.59mi
197 Rear Broad St Pittston, PA	2.0	2.0	1600	$1,350	$0.84	15d	1	0.59mi
340 Race St West Pittston, PA	3.0	1.5	1889	$1,550	$0.82	22d	1	0.64mi
211 Montgomery Ave Unit 211 West Pittston, PA	3.0	2.0	1916	$1,600	$0.84	15d	1	0.78mi
202 Philadelphia Ave West Pittston, PA	2.0	1.5	1550	$1,600	$1.03	15d	1	0.80mi
37 Hale St Yatesville, PA	3.0	2.0	2050	$1,600	$0.78	45d	1	0.96mi
7 Miller St Pittston, PA	2.0	1.0	1120	$1,150	$1.03	15d	1	1.00mi
327 Fremont St Unit 329 West Pittston, PA	3.0	1.0	1250	$1,400	$1.12	45d	1	1.16mi
178 Parsonage St Pittston, PA	3.0	1.0	1500	$1,500	$1.00	15d	1	1.16mi
329 Fremont St West Pittston, PA	3.0	1.0	1250	$1,400	$1.12	45d	1	1.17mi
226 Fremont St West Pittston, PA	3.0	2.0	1140	$1,395	$1.22	15d	1	1.23mi

Listing history 8 events

1. 2026-06-09
   statusdays on market $129,000 Pending 24 DOM
2. 2026-06-08
   days on market $129,000 Active 23 DOM
3. 2026-06-07
   days on market $129,000 Active 22 DOM
4. 2026-06-02
   days on market $129,000 Active 17 DOM
5. 2026-06-01
   days on market $129,000 Active 16 DOM
6. 2026-05-31
   days on market $129,000 Active 15 DOM
7. 2026-05-30
   days on market $129,000 Active 14 DOM
8. 2026-05-14
   listed $129,000 Active

ⓘ 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: $2,158 · $180/mo
• Projected year-2 tax: $2,158 · $180/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 2/10 Low 3% 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: $17,539
• − Mortgage interest: −$7,226
• − Property taxes: −$2,158
• − Insurance: −$645
• − Repairs & maintenance: −$1,403
• − Management: −$1,403
• − Depreciation: −$3,753
• Taxable income: $951
• Est. tax owed @ 24.0%: −$228
• After-tax cash flow: $2,707/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

1 event — show timeline

• 2026-05-14 Listed $129,000 GSBR as distributed by MLS GRID

Property tax history

+1.4%/yr

Latest (2026): $2,158 · +4.5% YoY. Source: county tax records.