31 Main St · Pittston, PA 18640

$150,000

None bd · None ba · 3,042 sqft · SingleFamily public records · 2 Days on market

Built 1920 7,500 sqft lot $49/sqft · 29% below area Est $211k · 29% under

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Why this score? — see what drove the F 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).

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

Listing remarks

A unique opportunity presents itself to acquire two parcels on Main Street in Pittston, offering both residential and commercial potential. The property encompasses approximately 5,000 square feet, providing a versatile canvas for various development plans, such as a single-family residence with exceptional views or an income-generating multifamily property. Zoned for multi-family use, the property permits the construction of up to four units or more with zoning approval. Recent enhancements include a new roof (2025), new doors and windows, completed additions, and other improvements. The interior requires significant renovation and currently lacks plumbing. Electricity is operational and i

Key facts

• 7,500 sq ft lot
• 8 parking spots
• Built 1920

Property features AI

Finance

• Financial info: Four total units

Exterior

• Parking: Eight off-street parking spaces (total 8)
• Utilities: Public water; Public sewer
• Home design: Detached building; Fee simple ownership
• Construction: Vinyl siding exterior; Concrete perimeter foundation; Approximately built (year estimated)
• Exterior features: No tidal water on the lot; Above-grade additional structures

Interior

• Interior features: Estimated living area

What this means for you Summary

Snapshot

• This is a single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• Cap rate -3.3% vs local median 6.9% in Pittston — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 $1k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $65k; list at $150k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.00% ✗
• Cap rate: -3.32%
• Cash-on-cash: -34.32%
• DSCR: -0.53
• GRM: 0.0

CMA / ARV

• ARV (median comp): $211,472
• List price: $150,000
• Delta: -29.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
99 William St	0.17mi	4/2.5	3,482 (+14%)	3mo	$200,000	$57	66
220 Montgomery Ave	0.71mi	5/1.5	3,200 (+5%)	1mo	$363,000	$113	57
1000 Susquehanna Ave	0.46mi	4/4.0	3,271 (+8%)	11mo	$340,000	$104	57
514 Wyoming Ave	0.73mi	5/1.5	2,953 (-3%)	8mo	$235,000	$80	55
201 Luzerne Ave	0.69mi	6/3.0	3,205 (+5%)	9mo	$350,000	$109	52
23 Gidding St	0.45mi	4/2.5	2,780 (-9%)	18mo	$139,995	$50	49
24 Nafus St	0.73mi	3/2.0	3,250 (+7%)	13mo	$180,000	$55	44

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: —
• Equity multiple: -1.40×
• Total profit: $-100,710
• Equity at exit: $22,365

10-year hold

• IRR: —
• Equity multiple: -3.42×
• Total profit: $-185,799
• Equity at exit: $12,969

Cash invested: $42,000 (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

Monthly cashflow live

• Estimated rent: $0 none
• Mortgage (P&I): −$787
• Tax from tax record: −$352 /mo · $4,225/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$0
• Net cashflow: $-1,201

Break-even live

Break-even rent $1,521

Max offer price —

Occupancy floor —

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-16
   status $150,000 Pending 2 DOM
2. 2026-06-15
   days on market $150,000 Active 2 DOM
3. 2026-06-14
   pricedays on marketlisting id $150,000 Active 1 DOM
4. 2026-06-01
   days on market $149,900 Active 54 DOM
5. 2026-05-31
   days on market $149,900 Active 53 DOM
6. 2026-05-30
   days on market $149,900 Active 52 DOM
7. 2026-05-18
   price $149,900 892-char remark
8. 2026-05-15
   price $154,900 892-char remark
9. 2026-05-15
   price $159,900 892-char remark
10. 2026-05-11
    price $169,900 892-char remark
11. 2026-04-28
    price $194,900 892-char remark
12. 2026-04-21
    price $199,900 892-char remark
13. 2026-04-08
    listed $209,900 Active 892-char remark
14. 2021-09-28
    soldstatus $65,000
15. 2006-07-24
    soldstatus $40,000
16. 2004-10-05
    soldstatus $15,000

ⓘ 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: $4,225 · $352/mo
• Projected year-2 tax: $4,225 · $352/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 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: $0
• − Mortgage interest: −$8,402
• − Property taxes: −$4,225
• − Insurance: −$750
• − Repairs & maintenance: −$0
• − Management: −$0
• − Depreciation: −$4,364
• Taxable loss: −$17,741
• Est. tax savings @ 24.0%: +$4,258
• After-tax cash flow: $-10,157/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

+900.0% since first listed

13 events — show timeline

• 2026-06-16 Pending — BRIGHT MLS
• 2026-06-13 Listed $150,000 BRIGHT MLS
• 2026-06-01 Listing Removed — BRIGHT MLS
• 2026-05-18 Price Changed $149,900 BRIGHT MLS
• 2026-05-15 Price Changed $154,900 BRIGHT MLS
• 2026-05-15 Price Changed $159,900 BRIGHT MLS
• 2026-05-11 Price Changed $169,900 BRIGHT MLS
• 2026-04-28 Price Changed $194,900 BRIGHT MLS
• 2026-04-21 Price Changed $199,900 BRIGHT MLS
• 2026-04-08 Listed $209,900 BRIGHT MLS
• 2021-09-28 Sold (Public Records) $65,000 Public Records
• 2006-07-24 Sold (Public Records) $40,000 Public Records
• 2004-10-05 Sold (Public Records) $15,000 Public Records

Property tax history

+1.6%/yr

Latest (2026): $4,225 · +2.5% YoY. Source: county tax records.