93 1/2 Carroll St · Pittston, PA 18640

$130,000

2 bd · 1.0 ba · 1,505 sqft · SingleFamily · 269 Days on market

Built 1999 Good condition 6,969 sqft lot $86/sqft · 27% below area Est $178k · 27% under

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Why this score? — see what drove the C 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 +19.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.2/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this beautifully renovated half-double home, perfectly situated in the heart of downtown Pittston and just minutes from shopping centers, dining, and entertainment. This move-in-ready gem boasts a modern, stylish interior with brand-new luxury vinyl plank flooring throughout the main living areas, offering durability and elegance. This luxurious kitchen features stunning quartz countertops and a matching quartz backsplash, complemented by brand-new stainless steel appliances perfect for cooking and entertaining. The spacious bathroom has been completely updated with custom ceramic tile walls and contemporary fixtures, creating a spa-like atmosphere. The bedrooms offer comfort and warmth with new plush hydro allergenic carpeting, while the entire home is freshly painted with a beautiful sky blue, ready for your family to move in!Step outside to enjoy the stone paver yard, ideal for low-maintenance outdoor living, and a brand-new deck--perfect for relaxing or hosting gatherings. A personalized private laundry room on the first floor for easy access! With its unbeatable downtown location, you'll enjoy easy access to local shops, restaurants, and public transportation. Don't miss your chance to own this stylish, fully updated home that perfectly blends modern finishes with a convenient location. On street parking Schedule your showing today! Low taxes! Hablamos Espanol

Key facts

• Quartz backsplash
• Quartz countertops
• 6,969 sq ft lot

Tags

• RENOVATED HALF-DOUBLE HOME
• MODERN STYLISH INTERIOR
• LUXURY VINYL PLANK FLOORING
• QUARTZ COUNTERTOPS
• QUARTZ BACKSPLASH
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $899 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 269 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 18% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 269 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.02% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.06%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (median comp): $177,801
• List price: $130,000
• Delta: -26.88%
• 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
16 Sand St	0.04mi	3/2.0 (+1)	1,474 (-2%)	5mo	$145,100	$98	82
14 Mill Hill St	0.23mi	3/2.0 (+1)	1,542 (+2%)	1mo	$175,000	$113	75
109 Church St	0.15mi	3/2.0 (+1)	1,530 (+2%)	7mo	$210,000	$137	75
195 Mill St	0.13mi	3/1.0 (+1)	1,624 (+8%)	2mo	$185,000	$114	74
101 Mill St	0.09mi	3/1.5 (+1)	1,600 (+6%)	7mo	$250,000	$156	73
7 Chestnut St	0.65mi	3/2.0 (+1)	1,539 (+2%)	1mo	$270,000	$175	56
226 Parsonage St	0.57mi	2/1.0	1,386 (-8%)	5mo	$79,900	$58	56
179 Railroad St	0.68mi	2/1.0	1,420 (-6%)	6mo	$95,000	$67	54
54 Columbus Ave	0.63mi	3/1.5 (+1)	1,536 (+2%)	7mo	$149,000	$97	54
155 Parsonage St	0.46mi	3/1.5 (+1)	1,671 (+11%)	3mo	$126,500	$76	50
314 Excelsior St	0.61mi	3/2.0 (+1)	1,400 (-7%)	7mo	$135,000	$96	45
50 Bryden St	0.66mi	2/1.0	1,297 (-14%)	8mo	$119,000	$92	40

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: -8.4%
• Equity multiple: 0.69×
• Total profit: $-11,261
• Equity at exit: $19,383

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $2,875
• Equity at exit: $11,240

Cash invested: $36,400 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,332 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $154

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 83%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	43d	1	0.37mi
197 Rear Broad St Pittston, PA	2.0	2.0	1600	$1,350	$0.84	13d	1	0.37mi
7 Miller St Pittston, PA	2.0	1.0	1120	$1,150	$1.03	13d	1	0.43mi
109 Main St Pittston, PA	2.0–3.0	2.0	1070	$975	$0.91	13d	1	0.48mi
178 Parsonage St Pittston, PA	3.0	1.0	1500	$1,500	$1.00	13d	1	0.51mi
340 Race St West Pittston, PA	3.0	1.5	1889	$1,550	$0.82	20d	1	0.65mi
211 Montgomery Ave Unit 211 West Pittston, PA	3.0	2.0	1916	$1,600	$0.84	13d	1	0.85mi
202 Philadelphia Ave West Pittston, PA	2.0	1.5	1550	$1,600	$1.03	13d	1	0.94mi
226 Fremont St West Pittston, PA	3.0	2.0	1140	$1,395	$1.22	13d	1	1.09mi
327 Fremont St Unit 329 West Pittston, PA	3.0	1.0	1250	$1,400	$1.12	43d	1	1.10mi
329 Fremont St West Pittston, PA	3.0	1.0	1250	$1,400	$1.12	43d	1	1.11mi
524 Spring St Pittston, PA	2.0	1.0	1450	$900	$0.62	43d	1	1.15mi
524 Spring St #2 Jenkins Township, PA	2.0	1.0	1300	$925	$0.71	43d	1	1.15mi
37 Hale St Yatesville, PA	3.0	2.0	2050	$1,600	$0.78	43d	1	1.35mi

Listing history 8 events

1. 2026-06-07
   statusdays on market $130,000 Pending 269 DOM
2. 2026-06-02
   days on market $130,000 Active 267 DOM
3. 2026-06-01
   days on market $130,000 Active 266 DOM
4. 2026-05-31
   days on market $130,000 Active 265 DOM
5. 2026-05-30
   days on market $130,000 Active 264 DOM
6. 2026-03-03
   status Active 1397-char remark

   Show marketing remark (1397 chars)

   Discover this beautifully renovated half-double home, perfectly situated in the heart of downtown Pittston and just minutes from shopping centers, dining, and entertainment. This move-in-ready gem boasts a modern, stylish interior with brand-new luxury vinyl plank flooring throughout the main living areas, offering durability and elegance. This luxurious kitchen features stunning quartz countertops and a matching quartz backsplash, complemented by brand-new stainless steel appliances perfect for cooking and entertaining. The spacious bathroom has been completely updated with custom ceramic tile walls and contemporary fixtures, creating a spa-like atmosphere. The bedrooms offer comfort and warmth with new plush hydro allergenic carpeting, while the entire home is freshly painted with a beautiful sky blue, ready for your family to move in!Step outside to enjoy the stone paver yard, ideal for low-maintenance outdoor living, and a brand-new deck--perfect for relaxing or hosting gatherings. A personalized private laundry room on the first floor for easy access! With its unbeatable downtown location, you'll enjoy easy access to local shops, restaurants, and public transportation. Don't miss your chance to own this stylish, fully updated home that perfectly blends modern finishes with a convenient location. On street parking Schedule your showing today! Low taxes! Hablamos Espanol

7. 2025-03-28
   price $130,000 1397-char remark

   Show marketing remark (1397 chars)

   Discover this beautifully renovated half-double home, perfectly situated in the heart of downtown Pittston and just minutes from shopping centers, dining, and entertainment. This move-in-ready gem boasts a modern, stylish interior with brand-new luxury vinyl plank flooring throughout the main living areas, offering durability and elegance. This luxurious kitchen features stunning quartz countertops and a matching quartz backsplash, complemented by brand-new stainless steel appliances perfect for cooking and entertaining. The spacious bathroom has been completely updated with custom ceramic tile walls and contemporary fixtures, creating a spa-like atmosphere. The bedrooms offer comfort and warmth with new plush hydro allergenic carpeting, while the entire home is freshly painted with a beautiful sky blue, ready for your family to move in!Step outside to enjoy the stone paver yard, ideal for low-maintenance outdoor living, and a brand-new deck--perfect for relaxing or hosting gatherings. A personalized private laundry room on the first floor for easy access! With its unbeatable downtown location, you'll enjoy easy access to local shops, restaurants, and public transportation. Don't miss your chance to own this stylish, fully updated home that perfectly blends modern finishes with a convenient location. On street parking Schedule your showing today! Low taxes! Hablamos Espanol

8. 2025-03-18
   listed $110,000 Active 1397-char remark

   Show marketing remark (1397 chars)

   Discover this beautifully renovated half-double home, perfectly situated in the heart of downtown Pittston and just minutes from shopping centers, dining, and entertainment. This move-in-ready gem boasts a modern, stylish interior with brand-new luxury vinyl plank flooring throughout the main living areas, offering durability and elegance. This luxurious kitchen features stunning quartz countertops and a matching quartz backsplash, complemented by brand-new stainless steel appliances perfect for cooking and entertaining. The spacious bathroom has been completely updated with custom ceramic tile walls and contemporary fixtures, creating a spa-like atmosphere. The bedrooms offer comfort and warmth with new plush hydro allergenic carpeting, while the entire home is freshly painted with a beautiful sky blue, ready for your family to move in!Step outside to enjoy the stone paver yard, ideal for low-maintenance outdoor living, and a brand-new deck--perfect for relaxing or hosting gatherings. A personalized private laundry room on the first floor for easy access! With its unbeatable downtown location, you'll enjoy easy access to local shops, restaurants, and public transportation. Don't miss your chance to own this stylish, fully updated home that perfectly blends modern finishes with a convenient location. On street parking Schedule your showing today! Low taxes! Hablamos Espanol

ⓘ 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 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 5% 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: $15,980
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$3,782
• Taxable loss: −$241
• Est. tax savings @ 24.0%: +$58
• After-tax cash flow: $1,901/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 · 12 photos

Good 80/100 Cosmetic rehab

This beautifully renovated half-double home is move-in ready with modern updates and a stylish interior. It offers a good condition score and is ready for a new owner or tenant.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value
• Both Landscaping the front yard — Improves curb appeal and rental value
• Both Adding a smart thermostat — Improves energy efficiency and comfort
• Both Upgrading the lighting fixtures — Enhances curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and value ↑
• Both Landscaping the front yard — Improves curb appeal and rental value ↑
• Both Adding a smart thermostat — Improves energy efficiency and comfort ↑
• Both Upgrading the lighting fixtures — Enhances curb appeal and rental value ↑

ⓘ 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: 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

+18.2% since first listed

3 events — show timeline

• 2026-03-03 Relisted — GSBR as distributed by MLS GRID
• 2025-03-28 Price Changed $130,000 GSBR as distributed by MLS GRID
• 2025-03-18 Listed $110,000 GSBR as distributed by MLS GRID