254 William St · Pittston, PA 18640

$85,000

3 bd · 1.0 ba · 1,526 sqft · SingleFamily public records · 30 Days on market

Built 1920 2,178 sqft lot

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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

Opportunity Knocks in the Heart of Pittston! Bring Your Vision to This Classic 3 Story Home Offering Tremendous Upside for Investors, Contractors or Buyers Looking to Build Equity at an Affordable Price Point.

Key facts

• Covered front porch
• Rear yard
• Rear kitchen area

Tags

• COVERED FRONT PORCH
• REAR KITCHEN AREA
• WALK-UP THIRD FLOOR ATTIC
• BASEMENT OFFERS UTILITY
• REAR YARD
• COVERED BACK PORCH AREA

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Paved public-maintained road access (state road)
• Home design: Duplex; Single-family residential subtype; Faces south; Attached property with one common wall
• Construction: Vinyl siding; Metal roof; Built-in basement (concrete foundation)
• Exterior features: Rain gutters; Private backyard; Back yard fencing; Rear covered porch

Interior

• Kitchen: Gas range; Refrigerator; Eat-in kitchen
• Bedrooms: 7 total rooms (bedroom count not specified)
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating (electric); Ceiling fan(s) for cooling
• Interior features: Eat-in kitchen; His and hers closets; Ceiling fans; Storage; Unfurnished
• Laundry & utility: Washer and dryer located on the main level in the kitchen; Basement: partial, daylight, unfinished, concrete

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.9% 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.
• 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: 103 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 $588 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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: 1.61% ✓
• Cap rate: 12.93%
• Cash-on-cash: 23.70%
• DSCR: 2.05
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $173,964
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
195 Mill St	0.28mi	3/1.0	1,624 (+6%)	2mo	$185,000	$114	74
7 Chestnut St	0.44mi	3/2.0	1,539 (+1%)	1mo	$270,000	$175	73
34 Tedrick St	0.15mi	4/2.0 (+1)	1,600 (+5%)	6mo	$270,000	$169	71
16 Sand St	0.38mi	3/2.0	1,474 (-3%)	5mo	$145,100	$98	68
109 Church St	0.48mi	3/2.0	1,530 (+0%)	7mo	$210,000	$137	67
14 Mill Hill St	0.59mi	3/2.0	1,542 (+1%)	1mo	$175,000	$113	66
101 Mill St	0.44mi	3/1.5	1,600 (+5%)	7mo	$250,000	$156	64
164 Oak St	0.60mi	2/2.0 (-1)	1,550 (+2%)	1mo	$231,000	$149	60
179 Railroad St	0.53mi	2/1.0 (-1)	1,420 (-7%)	6mo	$95,000	$67	54
28 Pine St	0.54mi	4/1.5 (+1)	1,350 (-12%)	2mo	$90,000	$67	47
155 Parsonage St	0.71mi	3/1.5	1,671 (+10%)	3mo	$126,500	$76	46
86 1/2 Lambert St	0.65mi	4/2.0 (+1)	1,728 (+13%)	7mo	$149,900	$87	33

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: 16.9%
• Equity multiple: 1.68×
• Total profit: $16,199
• Equity at exit: $12,674

10-year hold

• IRR: 25.4%
• Equity multiple: 3.22×
• Total profit: $52,802
• Equity at exit: $7,349

Cash invested: $23,800 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,372 high
• Mortgage (P&I): −$446
• Tax from tax record: −$133 /mo · $1,592/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $470

Break-even live

Break-even rent $777

Max offer price $85,000

Occupancy floor 61%

Sensitivity live

Price	-10% $518	-5% $494	+0% $470	+5% $446	+10% $422
Rent	-10% $362	-5% $416	+0% $470	+5% $524	+10% $578
Rate	-1.0pp $513	-0.5pp $492	base $470	+0.5pp $448	+1.0pp $426

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
197 Rear Broad St Pittston, PA	2.0	2.0	1800	$1,350	$0.75	45d	1	0.13mi
197 Rear Broad St Pittston, PA	2.0	2.0	1600	$1,350	$0.84	15d	1	0.13mi
109 Main St Pittston, PA	2.0–3.0	2.0	1070	$1,300	$1.21	15d	1	0.60mi
178 Parsonage St Pittston, PA	3.0	1.0	1500	$1,500	$1.00	15d	1	0.75mi
7 Miller St Pittston, PA	2.0	1.0	1120	$1,150	$1.03	15d	1	0.75mi
252 S Main St Pittston, PA	4.0	2.5	1548	$1,750	$1.13	45d	1	0.81mi
340 Race St West Pittston, PA	3.0	1.5	1889	$1,550	$0.82	22d	1	0.94mi
37 Hale St Yatesville, PA	3.0	2.0	2050	$1,600	$0.78	45d	1	1.10mi
211 Montgomery Ave Unit 211 West Pittston, PA	3.0	2.0	1916	$1,600	$0.84	15d	1	1.14mi
524 Spring St #2 Jenkins Township, PA	2.0	1.0	1300	$925	$0.71	45d	1	1.15mi
524 Spring St Pittston, PA	2.0	1.0	1450	$900	$0.62	45d	1	1.15mi
202 Philadelphia Ave West Pittston, PA	2.0	1.5	1550	$1,600	$1.03	15d	1	1.22mi
226 Fremont St West Pittston, PA	3.0	2.0	1140	$1,395	$1.22	15d	1	1.43mi
327 Fremont St Unit 329 West Pittston, PA	3.0	1.0	1250	$1,400	$1.12	45d	1	1.43mi
329 Fremont St West Pittston, PA	3.0	1.0	1250	$1,400	$1.12	45d	1	1.44mi

Listing history 16 events

1. 2026-06-18
   days on market $85,000 Active 30 DOM
2. 2026-06-17
   days on market $85,000 Active 29 DOM
3. 2026-06-16
   days on market $85,000 Active 28 DOM
4. 2026-06-15
   days on market $85,000 Active 27 DOM
5. 2026-06-14
   days on market $85,000 Active 25 DOM
6. 2026-06-13
   pricedays on market $85,000 Active 24 DOM
7. 2026-06-10
   days on market $89,900 Active 22 DOM
8. 2026-06-09
   days on market $89,900 Active 21 DOM
9. 2026-06-08
   days on market $89,900 Active 20 DOM
10. 2026-06-07
    pricedays on market $89,900 Active 19 DOM
11. 2026-06-02
    days on market $99,000 Active 14 DOM
12. 2026-06-01
    days on market $99,000 Active 13 DOM
13. 2026-05-31
    days on market $99,000 Active 12 DOM
14. 2026-05-30
    days on market $99,000 Active 11 DOM
15. 2026-05-20
    listed $99,000 Active 209-char remark

    Show marketing remark (209 chars)

    Opportunity Knocks in the Heart of Pittston! Bring Your Vision to This Classic 3 Story Home Offering Tremendous Upside for Investors, Contractors or Buyers Looking to Build Equity at an Affordable Price Point.

16. 2026-05-19
    listed $99,000 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: $1,592 · $133/mo
• Projected year-2 tax: $1,592 · $133/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: $16,463
• − Mortgage interest: −$4,761
• − Property taxes: −$1,592
• − Insurance: −$425
• − Repairs & maintenance: −$1,317
• − Management: −$1,317
• − Depreciation: −$2,473
• Taxable income: $4,578
• Est. tax owed @ 24.0%: −$1,099
• After-tax cash flow: $4,541/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

+0.0% since first listed

2 events — show timeline

• 2026-05-20 Listed $99,000 LCAR
• 2026-05-19 Listed $99,000 PMAR

Property tax history

+1.4%/yr

Latest (2026): $1,592 · +4.5% YoY. Source: county tax records.