147 Main St · Dupont, PA 18641

$175,000

4 bd · 3.0 ba · 1,312 sqft · MultiFamily public records · 59 Days on market

Built 1960 5,220 sqft lot $133/sqft · 69% above area Est $183k · at est.

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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 +29.1/30.0
• DSCR +10.0/10.0
• ARV discount +9.5/15.0
• 1% rule +7.4/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Investment opportunity 3-unit property located in DuPont with a duplex-style configuration. Includes off-street parking for tenants and is ideally situated near local amenities, making it attractive for long-term rentals. Great for investors seeking steady cash flow.

Key facts

• 3 unit property
• Off street parking
• Local amenities

Tags

• 3 UNIT PROPERTY
• DUPLEX STYLE CONFIGURATION
• OFF STREET PARKING
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/?-bath units multifamily listed at $175k.

Deal economics

• At list price, monthly cash flow is $605 ($7k/yr) — positive. Per door: $302/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#858 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute 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: 28 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $5k 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 $49k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $175k implies a 317% gain — meaningful room to come down on a strong offer.

Recommended offer $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 1.24% ✓
• Cap rate: 10.44%
• Cash-on-cash: 14.81%
• DSCR: 1.66
• GRM: 6.7

CMA / ARV

• ARV (median comp): $183,269
• List price: $175,000
• Delta: -4.51%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.21×
• Total profit: $10,123
• Equity at exit: $26,093

10-year hold

• IRR: 14.7%
• Equity multiple: 2.19×
• Total profit: $58,291
• Equity at exit: $15,131

Cash invested: $49,000 (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 18641

• Home prices YoY: -12.4%
• Active inventory: 28
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $2,174 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$122 /mo · $1,467/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $605

Break-even live

Break-even rent $1,409

Max offer price $175,000

Occupancy floor 67%

Sensitivity live

Price	-10% $704	-5% $654	+0% $605	+5% $555	+10% $506
Rent	-10% $433	-5% $519	+0% $605	+5% $690	+10% $776
Rate	-1.0pp $693	-0.5pp $649	base $605	+0.5pp $559	+1.0pp $513

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$2,174
Total (2 units)			$2,174

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 Lidy Rd DuPont, PA	3.0	1.0	1191	$1,500	$1.26	45d	1	0.01mi
57 1st St Apt D Pittston, PA	4.0	1.5	1200	$1,246	$1.04	22d	1	0.66mi

Listing history 16 events

1. 2026-06-18
   days on market $175,000 Active 59 DOM
2. 2026-06-17
   days on market $175,000 Active 58 DOM
3. 2026-06-16
   days on market $175,000 Active 57 DOM
4. 2026-06-15
   days on market $175,000 Active 56 DOM
5. 2026-06-14
   days on market $175,000 Active 54 DOM
6. 2026-06-13
   days on market $175,000 Active 53 DOM
7. 2026-06-10
   days on market $175,000 Active 51 DOM
8. 2026-06-09
   days on market $175,000 Active 50 DOM
9. 2026-06-08
   days on market $175,000 Active 49 DOM
10. 2026-06-07
    days on market $175,000 Active 48 DOM
11. 2026-06-02
    days on market $175,000 Active 43 DOM
12. 2026-06-01
    days on market $175,000 Active 42 DOM
13. 2026-05-31
    days on market $175,000 Active 41 DOM
14. 2026-05-30
    days on market $175,000 Active 40 DOM
15. 2026-04-20
    listed $255,000 Active 267-char remark

    Show marketing remark (267 chars)

    Investment opportunity 3-unit property located in DuPont with a duplex-style configuration. Includes off-street parking for tenants and is ideally situated near local amenities, making it attractive for long-term rentals. Great for investors seeking steady cash flow.

16. 2009-06-09
    soldstatus $42,000

ⓘ 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: $1,467 · $122/mo
• Projected year-2 tax: $2,116 · $176/mo
• Expected delta: +$649/yr (+$54/mo · 44.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°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: $26,088
• − Mortgage interest: −$9,803
• − Property taxes: −$1,467
• − Insurance: −$875
• − Repairs & maintenance: −$2,087
• − Management: −$2,087
• − Depreciation: −$5,091
• Taxable income: $4,679
• Est. tax owed @ 24.0%: −$1,123
• After-tax cash flow: $6,132/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 — Dupont

• Score: 69/100
• State rank: #858
• US rank: #8997

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dupont, PA
• Population (ZIP): 6,385

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 (88%)
• Race & ethnicity: White 88% Two or more races 5% Black 3% Asian 2% Hispanic / Latino 2%
• Common ancestry: Romanian 30% Scotch-Irish 5% Lithuanian 3%
• Foreign-born: 2%
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 2% Russian/Polish/Slavic 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: ▼ -30.02%
• Current HPI: 212.4694
• 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

+507.1% since first listed

2 events — show timeline

• 2026-04-20 Listed $255,000 LCAR
• 2009-06-09 Sold (Public Records) $42,000 Public Records

Property tax history

+1.6%/yr

Latest (2026): $1,467 · +2.0% YoY. Source: county tax records.