1249 Main St · Jenkins, PA 18640

$129,000

3 bd · 1.0 ba · 952 sqft · SingleFamily public records · 47 Days on market

Built 1922 0.25 ac lot $136/sqft · 7% above area Est $154k · 16% under ↓ 26% since listing

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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 +20.8/30.0
• ARV discount +14.9/15.0
• DSCR +6.6/10.0
• 1% rule +5.3/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTORS WELCOME! Opportunity awaits with this spacious home full of potential, perfectly situated in a desirable and peaceful setting. Set on approximately a quarter acre in a quiet neighborhood, this property offers a solid foundation and great bones--ready for your vision and personal touch. The home features a generous layout with ample living space and a semi-finished attic as a third bedroom, Whether you're looking to customize your dream home or invest in a value-add property, the possibilities here are endless. Recent improvements include a newer roof with a transferable warranty, offering added peace of mind as you bring this home back to life. Conveniently located just minutes fr

Key facts

• Semi-finished attic
• Ample living space
• Newer roof

Tags

• QUARTER ACRE
• SOLID FOUNDATION
• GENEROUS LAYOUT
• AMPLE LIVING SPACE
• SEMI-FINISHED ATTIC
• NEWER ROOF

Property features AI

Exterior

• Parking: Attached garage (1 car); One open/off-street parking space; Garage faces front; Gravel driveway
• Utilities: Public water; Public sewer; 100 Amp electric service
• Home design: Single-family residence; Residential property; House
• Construction: Concrete foundation (slab); Concrete construction; Stone veneer; Vinyl siding; Built with slab foundation
• Exterior features: Sloped lot with backyard; Back yard fencing; Asphalt roof

Interior

• Kitchen: No appliances listed
• Bedrooms: 8 total rooms (includes bedrooms and other living spaces)
• Flooring: Carpet; Concrete; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; No cooling
• Interior features: Unfurnished; Balcony; Enclosed rear porch; Front porch
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $125k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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; 10 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 $892 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 47 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.03% ✓
• Cap rate: 7.95%
• Cash-on-cash: 5.91%
• DSCR: 1.26
• GRM: 8.1

CMA / ARV

• ARV (median comp): $154,191
• List price: $129,000
• Delta: -16.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1021 Rear Wyoming Ave	0.75mi	2/1.0 (-1)	956 (+0%)	1mo	$199,900	$209	58
1351 Main St	0.28mi	2/1.0 (-1)	1,056 (+11%)	10mo	$86,000	$81	55
2 Quiet Cv	0.59mi	2/1.0 (-1)	860 (-10%)	23mo	$37,000	$43	32

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: -7.2%
• Equity multiple: 0.74×
• Total profit: $-9,560
• Equity at exit: $19,234

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $6,300
• Equity at exit: $11,154

Cash invested: $36,120 (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: $1,326 high
• Mortgage (P&I): −$676
• Tax from tax record: −$139 /mo · $1,674/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $178

Break-even live

Break-even rent $1,101

Max offer price $129,000

Occupancy floor 82%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
149 Tompkins St Unit 2 Pittston, PA	2.0	1.0	737	$1,100	$1.49	21d	1	0.68mi
24 E Columbus Ave Pittston, PA	2.0	1.0	896	$1,200	$1.34	21d	1	1.02mi
109 Main St Pittston, PA	2.0–3.0	2.0	1070	$1,300	$1.21	13d	1	1.06mi
13 Kennedy St Pittston, PA	2.0	1.0	700	$1,800	$2.57	13d	1	1.20mi
14 S Main St Pittston, PA	2.0	1.0	725	$1,850	$2.55	13d	1	1.25mi
187 Wyoming Ave Wyoming, PA	2.0	1.0	700	$1,300	$1.86	21d	1	1.30mi
306 Roosevelt St Exeter, PA	2.0	1.0	1004	$1,175	$1.17	13d	1	1.39mi
118 1/2 Broad St Pittston, PA	2.0	1.0	950	$1,200	$1.26	13d	1	1.39mi
3 Butler St Unit 1-D Pittston, PA	2.0	1.0	810	$1,175	$1.45	13d	1	1.39mi
333 Exeter Ave West Pittston, PA	2.0	1.0	700	$1,500	$2.14	21d	1	1.49mi

Listing history 15 events

1. 2026-06-18
   days on market $129,000 Active 47 DOM
2. 2026-06-17
   days on market $129,000 Active 46 DOM
3. 2026-06-16
   pricedays on market $129,000 Active 45 DOM
4. 2026-06-15
   days on market $155,000 Active 44 DOM
5. 2026-06-14
   days on market $155,000 Active 42 DOM
6. 2026-06-13
   days on market $155,000 Active 41 DOM
7. 2026-06-10
   days on market $155,000 Active 39 DOM
8. 2026-06-09
   days on market $155,000 Active 38 DOM
9. 2026-06-08
   days on market $155,000 Active 37 DOM
10. 2026-06-07
    days on market $155,000 Active 36 DOM
11. 2026-06-02
    days on market $155,000 Active 31 DOM
12. 2026-06-01
    days on market $155,000 Active 30 DOM
13. 2026-05-31
    days on market $155,000 Active 29 DOM
14. 2026-05-30
    days on market $155,000 Active 28 DOM
15. 2026-05-01
    listed $174,900 Active 1046-char remark

ⓘ 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: $1,674 · $139/mo
• Projected year-2 tax: $1,856 · $155/mo
• Expected delta: +$182/yr (+$15/mo · 10.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 27% 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: $15,915
• − Mortgage interest: −$7,226
• − Property taxes: −$1,674
• − Insurance: −$645
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − Depreciation: −$3,753
• Taxable income: $71
• Est. tax owed @ 24.0%: −$17
• After-tax cash flow: $2,119/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 — Jenkins

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• 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

-26.2% since first listed

3 events — show timeline

• 2026-06-16 Price Changed $129,000 PMAR
• 2026-05-20 Price Changed $155,000 PMAR
• 2026-05-01 Listed $174,900 PMAR

Property tax history

+1.6%/yr

Latest (2026): $1,674 · +2.5% YoY. Source: county tax records.