13 Glen Rock Rd · Pittston, PA 18640

$44,000

2 bd · 1.0 ba · 714 sqft · Manufactured public records · 96 Days on market

Built 1989 $62/sqft · 20% above area Est $44k · at est. ↓ 12% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

Updated 2-bedroom, 1-bath manufactured home conveniently located near Montage Mountain with quick access to I-81. Relax by the scenic Spring Brook stream in a quiet setting. Home offers fresh paint, a new furnace, washer/dryer hookups, covered patio, and an open floor plan. Ready for immediate occupancy!

Key facts

• Open floor plan
• Covered patio
• Built 1989

Tags

• SCENIC SPRING BROOK STREAM
• COVERED PATIO
• OPEN FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $44k.

Deal economics

• At list price, monthly cash flow is $608 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $44k).
• Recommended offer: $40k (9.0% below list) — sets the bar for market timing.
• Cap rate 24.7% 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; 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 $304 of loan paydown is wiped out by about $1k 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($40k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $40,040 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.82% ✓
• Cap rate: 24.69%
• Cash-on-cash: 65.71%
• DSCR: 3.92
• GRM: 3.0

CMA / ARV

• ARV (median comp): $44,000
• List price: $44,000
• Delta: —
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Glen Rock Rd	0.00mi	2/1.0	728 (+2%)	0mo	$46,000	$63	96

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: 58.0%
• Equity multiple: 3.57×
• Total profit: $31,666
• Equity at exit: $6,561

10-year hold

• IRR: 62.8%
• Equity multiple: 7.31×
• Total profit: $77,696
• Equity at exit: $3,804

Cash invested: $12,320 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,239 medium
• Mortgage (P&I): −$231
• Tax est. 1.5%: −$55 /mo · $660/yr
• Insurance: −$18
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $608

Break-even live

Break-even rent $469

Max offer price $44,000

Occupancy floor 46%

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: $11,000
• Closing costs: $1,320
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $44,000 Active 96 DOM
2. 2026-06-17
   days on market $44,000 Active 95 DOM
3. 2026-06-16
   days on market $44,000 Active 94 DOM
4. 2026-06-15
   days on market $44,000 Active 93 DOM
5. 2026-06-14
   days on market $44,000 Active 91 DOM
6. 2026-06-13
   days on market $44,000 Active 90 DOM
7. 2026-06-10
   days on market $44,000 Active 88 DOM
8. 2026-06-09
   days on market $44,000 Active 87 DOM
9. 2026-06-08
   days on market $44,000 Active 86 DOM
10. 2026-06-07
    days on market $44,000 Active 85 DOM
11. 2026-06-02
    days on market $44,000 Active 80 DOM
12. 2026-06-01
    days on market $44,000 Active 79 DOM
13. 2026-05-31
    days on market $44,000 Active 78 DOM
14. 2026-05-30
    days on market $44,000 Active 77 DOM
15. 2026-04-18
    price $44,000 305-char remark

    Show marketing remark (305 chars)

    Updated 2-bedroom, 1-bath manufactured home conveniently located near Montage Mountain with quick access to I-81. Relax by the scenic Spring Brook stream in a quiet setting. Home offers fresh paint, a new furnace, washer/dryer hookups, covered patio, and an open floor plan. Ready for immediate occupancy!

16. 2026-03-14
    listed $49,900 Active 305-char remark

    Show marketing remark (305 chars)

    Updated 2-bedroom, 1-bath manufactured home conveniently located near Montage Mountain with quick access to I-81. Relax by the scenic Spring Brook stream in a quiet setting. Home offers fresh paint, a new furnace, washer/dryer hookups, covered patio, and an open floor plan. Ready for immediate occupancy!

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 17 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: $14,867
• − Mortgage interest: −$2,465
• − Property taxes: −$660
• − Insurance: −$1,017
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − Depreciation: −$1,280
• Taxable income: $7,066
• Est. tax owed @ 24.0%: −$1,696
• After-tax cash flow: $5,603/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

• 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

-11.8% since first listed

2 events — show timeline

• 2026-04-18 Price Changed $44,000 LCAR
• 2026-03-14 Listed $49,900 LCAR

Property tax history

+2.0%/yr

Latest (2026): $47 · +0.4% YoY. Source: county tax records.