180 Parsonage St · Pittston, PA 18640

$110,000

3 bd · 2.0 ba · 1,755 sqft · SingleFamily public records · 70 Days on market

Built 1910 2,178 sqft lot $63/sqft · 28% below area Est $182k · 40% 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 +28.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• 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 MLS

Charming 3-bedroom home with room to make it your own! Located in the heart of Pittston, this 2-story home offers 3 bedrooms and 2 full bathrooms, including a convenient first-floor bath and an additional full bath upstairs. Inside, you'll find over 2,000 sq ft (per tax record) of living space with a traditional layout, plus an unfinished walk-out basement providing excellent storage or future expansion potential. Off-street parking adds everyday convenience. This home is ready for your personal touch and updates, making it a great opportunity for buyers looking to customize their space and build equity. Conveniently located near downtown Pittston, schools, shopping, and dining.

Key facts

• First floor bath
• Near schools
• Off street parking

Tags

• FIRST FLOOR BATH
• UNFINISHED WALK OUT BASEMENT
• OFF STREET PARKING
• NEAR DOWNTOWN PITTSTON
• NEAR SCHOOLS
• NEAR SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago 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 $85k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.36% ✓
• Cap rate: 10.29%
• Cash-on-cash: 14.29%
• DSCR: 1.64
• GRM: 6.1

CMA / ARV

• ARV (median comp): $181,860
• List price: $110,000
• Delta: -39.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
155 Parsonage St	0.06mi	3/1.5	1,671 (-5%)	3mo	$126,500	$76	85
208 Parsonage St	0.05mi	3/1.5	1,680 (-4%)	9mo	$190,000	$113	81
86 1/2 Lambert St	0.22mi	4/2.0 (+1)	1,728 (-2%)	7mo	$149,900	$87	76
87 Maple Ln	0.37mi	3/1.5	1,790 (+2%)	10mo	$240,500	$134	69
140 Center St	0.40mi	4/2.0 (+1)	1,804 (+3%)	4mo	$144,000	$80	69
109 Chapel St	0.53mi	2/1.0 (-1)	1,752 (-0%)	8mo	$90,000	$51	59
105 Center St	0.53mi	3/1.0	1,702 (-3%)	9mo	$185,000	$109	59
195 Mill St	0.49mi	3/1.0	1,624 (-8%)	2mo	$185,000	$114	59
14 Mill Hill St	0.45mi	3/2.0	1,542 (-12%)	1mo	$175,000	$113	58
101 Mill St	0.44mi	3/1.5	1,600 (-9%)	7mo	$250,000	$156	57
109 Church St	0.38mi	3/2.0	1,530 (-13%)	7mo	$210,000	$137	55
7 Chestnut St	0.72mi	3/2.0	1,539 (-12%)	1mo	$270,000	$175	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: 4.7%
• Equity multiple: 1.18×
• Total profit: $5,591
• Equity at exit: $16,401

10-year hold

• IRR: 14.2%
• Equity multiple: 2.14×
• Total profit: $35,175
• Equity at exit: $9,511

Cash invested: $30,800 (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 18640

• Home prices YoY: -34.9%
• Active inventory: 103
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,495 high
• Mortgage (P&I): −$577
• Tax from tax record: −$192 /mo · $2,301/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $367

Break-even live

Break-even rent $1,031

Max offer price $110,000

Occupancy floor 70%

Sensitivity live

Price	-10% $429	-5% $398	+0% $367	+5% $336	+10% $305
Rent	-10% $249	-5% $308	+0% $367	+5% $426	+10% $485
Rate	-1.0pp $422	-0.5pp $395	base $367	+0.5pp $338	+1.0pp $309

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
178 Parsonage St Pittston, PA	3.0	1.0	1500	$1,500	$1.00	14d	1	0.02mi
197 Rear Broad St Pittston, PA	2.0	2.0	1600	$1,350	$0.84	14d	1	0.84mi
197 Rear Broad St Pittston, PA	2.0	2.0	1800	$1,350	$0.75	44d	1	0.84mi
340 Race St West Pittston, PA	3.0	1.5	1889	$1,550	$0.82	22d	1	0.91mi
211 Montgomery Ave Unit 211 West Pittston, PA	3.0	2.0	1916	$1,600	$0.84	14d	1	1.07mi
327 Fremont St Unit 329 West Pittston, PA	3.0	1.0	1250	$1,400	$1.12	44d	1	1.15mi
329 Fremont St West Pittston, PA	3.0	1.0	1250	$1,400	$1.12	44d	1	1.16mi
202 Philadelphia Ave West Pittston, PA	2.0	1.5	1550	$1,600	$1.03	14d	1	1.17mi
252 S Main St Pittston, PA	4.0	2.5	1548	$1,750	$1.13	44d	1	1.28mi

Listing history 20 events

1. 2026-06-18
   days on market $110,000 Active 70 DOM
2. 2026-06-17
   days on market $110,000 Active 69 DOM
3. 2026-06-16
   days on market $110,000 Active 68 DOM
4. 2026-06-15
   days on market $110,000 Active 67 DOM
5. 2026-06-14
   days on market $110,000 Active 65 DOM
6. 2026-06-13
   days on market $110,000 Active 64 DOM
7. 2026-06-10
   days on market $110,000 Active 62 DOM
8. 2026-06-09
   days on market $110,000 Active 61 DOM
9. 2026-06-08
   days on market $110,000 Active 60 DOM
10. 2026-06-07
    days on market $110,000 Active 59 DOM
11. 2026-06-02
    days on market $110,000 Active 54 DOM
12. 2026-06-01
    days on market $110,000 Active 53 DOM
13. 2026-05-31
    days on market $110,000 Active 52 DOM
14. 2026-05-30
    days on market $110,000 Active 51 DOM
15. 2026-04-09
    listed $115,000 Active 690-char remark

    Show marketing remark (690 chars)

    Charming 3-bedroom home with room to make it your own! Located in the heart of Pittston, this 2-story home offers 3 bedrooms and 2 full bathrooms, including a convenient first-floor bath and an additional full bath upstairs. Inside, you'll find over 2,000 sq ft (per tax record) of living space with a traditional layout, plus an unfinished walk-out basement providing excellent storage or future expansion potential. Off-street parking adds everyday convenience. This home is ready for your personal touch and updates, making it a great opportunity for buyers looking to customize their space and build equity. Conveniently located near downtown Pittston, schools, shopping, and dining.

16. 2025-04-25
    soldstatus $85,000 Closed 335-char remark

    Show marketing remark (335 chars)

    Charming 3-bedroom, 1-bath home in Pittston, PA, offering spacious living and dining areas. Situated above a garage with off-street parking and additional storage space. Just minutes from downtown Pittston's shops and dining. This home is in need of some TLC and is being sold as-is, presenting a great opportunity to make it your own!

17. 2025-03-27
    status Pending 335-char remark

    Show marketing remark (335 chars)

    Charming 3-bedroom, 1-bath home in Pittston, PA, offering spacious living and dining areas. Situated above a garage with off-street parking and additional storage space. Just minutes from downtown Pittston's shops and dining. This home is in need of some TLC and is being sold as-is, presenting a great opportunity to make it your own!

18. 2025-03-16
    listed $69,500 Active 335-char remark

    Show marketing remark (335 chars)

    Charming 3-bedroom, 1-bath home in Pittston, PA, offering spacious living and dining areas. Situated above a garage with off-street parking and additional storage space. Just minutes from downtown Pittston's shops and dining. This home is in need of some TLC and is being sold as-is, presenting a great opportunity to make it your own!

19. 2017-06-02
    soldstatus $15,000
20. 2017-04-27
    listed $17,900

ⓘ 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: $2,301 · $192/mo
• Projected year-2 tax: $2,301 · $192/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: $17,942
• − Mortgage interest: −$6,162
• − Property taxes: −$2,301
• − Insurance: −$550
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − Depreciation: −$3,200
• Taxable income: $2,859
• Est. tax owed @ 24.0%: −$686
• After-tax cash flow: $3,715/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

+542.5% since first listed

6 events — show timeline

• 2026-04-09 Listed $115,000 PMAR
• 2025-04-25 Sold (MLS) $85,000 GSBR as distributed by MLS GRID
• 2025-03-27 Pending — GSBR as distributed by MLS GRID
• 2025-03-16 Listed $69,500 GSBR as distributed by MLS GRID
• 2017-06-02 Sold (MLS) $15,000 LCAR
• 2017-04-27 Listed $17,900 LCAR

Property tax history

+1.4%/yr

Latest (2026): $2,301 · +4.5% YoY. Source: county tax records.