197-199 5th St · West Pittston, PA 18643

$235,000

6 bd · 2.0 ba · 2,560 sqft · MultiFamily

Fair condition 4,300 sqft lot Est $261k · 10% under

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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 +26.3/30.0
• ARV discount +12.0/15.0
• DSCR +8.9/10.0
• 1% rule +7.0/10.0
• Livability +3.9/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Well maintained Double Block! Both units include living room, dining room, eat-in kitchen, 3 bedrooms, 1 bath and walk up attic.

Key facts

• 4,300 sq ft lot

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $235k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $604 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).

Location & tenants

• Location reads 77/100 on livability (#333 in PA, #2,927 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: amenities D, commute F.
• Wyoming Area SD (suburban): math 24% / reading 51% proficiency, ranked #381 of 539 in PA (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 59 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 $7k 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 $66k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $235,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 1.20% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.01%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $261,120
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
609 611 4th St	0.06mi	6/2.0	2,600 (+2%)	18mo	$250,000	$96	80
925 927 Tunkhannock Ave	0.29mi	6/2.0	2,720 (+6%)	12mo	$235,000	$86	66
215-217 North St	0.12mi	6/2.0	2,224 (-13%)	10mo	$235,000	$106	64
507 509 Luzerne Ave	0.34mi	6/3.0	2,820 (+10%)	3mo	$340,000	$121	61
318 Pacific Ave	0.21mi	6/2.0	2,300 (-10%)	15mo	$257,000	$112	60
324 326 Chase St	0.12mi	5/3.0 (-1)	2,336 (-9%)	15mo	$250,000	$107	58
230 232 Liberty St	0.41mi	6/4.0	2,304 (-10%)	8mo	$225,000	$98	50
224 226 Fremont St	0.47mi	6/3.0	2,280 (-11%)	8mo	$224,000	$98	49
323 325 Fremont St	0.35mi	6/16.0	2,304 (-10%)	19mo	$235,000	$102	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: 0.2%
• Equity multiple: 1.01×
• Total profit: $417
• Equity at exit: $35,039

10-year hold

• IRR: 9.8%
• Equity multiple: 1.76×
• Total profit: $50,052
• Equity at exit: $20,319

Cash invested: $65,800 (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 18643

• Home prices YoY: -22.8%
• Active inventory: 59
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $2,820 high
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$592
• Net cashflow: $604

Break-even live

Break-even rent $2,056

Max offer price $235,000

Occupancy floor 74%

Sensitivity live

Price	-10% $766	-5% $685	+0% $604	+5% $523	+10% $441
Rent	-10% $381	-5% $492	+0% $604	+5% $715	+10% $827
Rate	-1.0pp $722	-0.5pp $664	base $604	+0.5pp $543	+1.0pp $481

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,820
Total (2 units)			$2,820

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°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: $33,840
• − Mortgage interest: −$13,164
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,707
• − Management: −$2,707
• − Depreciation: −$6,836
• Taxable income: $3,726
• Est. tax owed @ 24.0%: −$894
• After-tax cash flow: $6,351/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

Fair 45/100 Moderate rehab

The home requires moderate renovations to improve its condition and increase its resale and rental value.

Repairs flagged

• Moderate Kitchen cabinets — Worn and outdated cabinetry
• Moderate Bathroom fixtures — Outdated and worn fixtures
• Minor Exterior paint — Some wear on yellow siding
• Minor Landscaping — Needs trimming and attention

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance and value
• Resale Replace kitchen cabinets — New cabinets can greatly enhance the kitchen's functionality and aesthetic appeal
• Resale Replace bathroom fixtures — Up-to-date fixtures can improve the bathroom's functionality and make it more appealing to potential buyers
• Resale Paint exterior siding — Fresh paint can improve the home's curb appeal and make it more attractive to potential buyers
• Rental Trim landscaping — Well-maintained landscaping can improve the home's curb appeal and attract more renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and outdated cabinetry	Moderate	$3,000–15,000
Bathroom fixtures · Outdated and worn fixtures	Moderate	$3,000–15,000
Exterior paint · Some wear on yellow siding	Minor	$500–3,000
Landscaping · Needs trimming and attention	Minor	$500–3,000
Total estimated repair cost · 4 items		$7,000–36,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance and value ↑
• Resale Replace kitchen cabinets — New cabinets can greatly enhance the kitchen's functionality and aesthetic appeal ↑
• Resale Replace bathroom fixtures — Up-to-date fixtures can improve the bathroom's functionality and make it more appealing to potential buyers ↑
• Resale Paint exterior siding — Fresh paint can improve the home's curb appeal and make it more attractive to potential buyers ↑
• Rental Trim landscaping — Well-maintained landscaping can improve the home's curb appeal and attract more renters ↑

ⓘ 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: Wyoming Area SD
• NCES district ID: 4226730
• Math proficiency: 24% ▼ -23.00%
• Reading proficiency: 51% ▼ -13.00%
• Median HH income: $48,856
• Composite: 32.21/100
• National rank: #5776
• State rank: #381 of 539 in PA

Livability — West Pittston

• Score: 77/100
• State rank: #333
• US rank: #2927

Category grades

Amenities D Commute F Cost of living A+ Crime A- Employment C+ Housing A- Health & safety A+ User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Pittston, PA
• Population (ZIP): 12,683

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Black 3% Two or more races 2%
• Common ancestry: Romanian 20% Scotch-Irish 5% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 2% German/W. Germanic 1% Other Indo-European 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: ▼ -76.48%
• Current HPI: 259.5339
• 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