322 Salem St · West Pittston, PA 18643

$140,000

3 bd · 1.0 ba · 1,304 sqft · MultiFamily public records · 8 Days on market

Built 1900 4,030 sqft lot Est $190k · 26% under

---

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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.0/10.0
• Livability +3.9/5.0
• Schools +3.2/10.0
• 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: 1 unit. estimate disagrees with records

Listing remarks

Well-kept, three-bedroom, half-double located in West Pittston offering spacious living & family rooms, a large kitchen with ample room for dining, and a screened-in rear porch overlooking a private backyard. Additional highlights include a private driveway, above-ground pool, as well as fresh carpeting & paint.

Key facts

• Private driveway
• Private backyard
• Large kitchen

Tags

• LARGE KITCHEN
• SCREENED-IN REAR PORCH
• PRIVATE BACKYARD
• PRIVATE DRIVEWAY
• ABOVE-GROUND POOL
• FRESH CARPETING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $140k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).

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; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $968 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $44k; list at $140k implies a 221% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,000

Questions for the listing agent

1. Built in 1900 — 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. 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: 1.00% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.31%
• DSCR: 1.24
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $190,384
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
621 Foundry St	0.11mi	3/2.0	1,200 (-8%)	19mo	$175,000	$146	61

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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-11,629
• Equity at exit: $20,874

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $4,119
• Equity at exit: $12,105

Cash invested: $39,200 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,406 high
• Mortgage (P&I): −$734
• Tax from tax record: −$145 /mo · $1,737/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $174

Break-even live

Break-even rent $1,186

Max offer price $140,000

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
329 Fremont St West Pittston, PA	3.0	1.0	1250	$1,400	$1.12	43d	1	0.11mi
327 Fremont St Unit 329 West Pittston, PA	3.0	1.0	1250	$1,400	$1.12	43d	1	0.12mi
226 Fremont St West Pittston, PA	3.0	2.0	1140	$1,395	$1.22	13d	1	0.14mi
202 Philadelphia Ave West Pittston, PA	2.0	1.5	1550	$1,600	$1.03	13d	1	0.51mi
3 Miller St Pittston, PA	3.0	1.0	1007	$1,200	$1.19	43d	1	0.97mi
7 Miller St Pittston, PA	2.0	1.0	1120	$1,150	$1.03	13d	1	0.97mi
1104 Chicory Ct Exeter, PA	3.0	1.5	1280	$1,700	$1.33	13d	1	0.98mi
109 Main St Pittston, PA	2.0–3.0	2.0	1070	$1,300	$1.21	13d	1	1.13mi
178 Parsonage St Pittston, PA	3.0	1.0	1500	$1,500	$1.00	13d	1	1.20mi
24 E Columbus Ave Pittston, PA	2.0	1.0	896	$1,200	$1.34	21d	1	1.23mi
102A Searle St Pittston, PA	3.0	1.0	960	$1,350	$1.41	43d	1	1.27mi
118 1/2 Broad St Pittston, PA	2.0	1.0	950	$1,200	$1.26	13d	1	1.28mi
252 S Main St Pittston, PA	4.0	2.5	1548	$1,750	$1.13	43d	1	1.30mi

Listing history 3 events

1. 2026-02-03
   status Pending
2. 2026-01-26
   listed $140,000 Active
3. 2011-10-31
   soldstatus $43,600

ⓘ 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: $1,737 · $145/mo
• Projected year-2 tax: $1,975 · $165/mo
• Expected delta: +$237/yr (+$20/mo · 13.7%)

ⓘ 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 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: $16,874
• − Mortgage interest: −$7,842
• − Property taxes: −$1,737
• − Insurance: −$700
• − Repairs & maintenance: −$1,350
• − Management: −$1,350
• − Depreciation: −$4,073
• Taxable loss: −$178
• Est. tax savings @ 24.0%: +$43
• After-tax cash flow: $2,126/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: 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

Price history

+221.1% since first listed

3 events — show timeline

• 2026-02-03 Pending — LCAR
• 2026-01-26 Listed $140,000 LCAR
• 2011-10-31 Sold (Public Records) $43,600 Public Records

Property tax history

+3.1%/yr

Latest (2026): $1,737 · +2.6% YoY. Source: county tax records.