60 Mill St · Pittston, PA 18640

$78,000

2 bd · 1.0 ba · 1,112 sqft · SingleFamily public records · 66 Days on market

Built 1930 4,000 ac lot Est $122k · 36% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This is a Fannie Mae HomePath property and is located in the Pittston Area School District. This 2-story home is priced to sell and features 3 bedrooms, semi-modern kitchen, dining room and living room. Relax on your enclosed front porch or enjoy the breezes on your open back porch.

Key facts

• 4000 acre lot
• Built 1930
• Listed 66 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $73k (6.0% 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.
• Market conditions: 103 active listings in the ZIP; 21 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 $539 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $7k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $78k implies a 453% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,320 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.52% ✓
• Cap rate: 12.90%
• Cash-on-cash: 23.59%
• DSCR: 2.05
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $122,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 Rear Mill St	0.05mi	2/1.0	1,113 (+0%)	13mo	$104,100	$94	86
35 Stark St	0.19mi	3/1.0 (+1)	1,140 (+2%)	8mo	$115,000	$101	76
7 Washington Ter	0.47mi	2/2.0	1,069 (-4%)	8mo	$160,000	$150	61
76 Rear Parsonage St	0.29mi	2/1.0	1,000 (-10%)	15mo	$143,000	$143	57
39 Tompkins St	0.64mi	3/1.0 (+1)	1,107 (-0%)	10mo	$156,500	$141	56
51 Fulton St	0.46mi	3/2.0 (+1)	1,213 (+9%)	0mo	$85,000	$70	54
122 Linden St	0.44mi	2/1.0	1,000 (-10%)	14mo	$110,000	$110	51
120 John St	0.57mi	3/2.0 (+1)	1,050 (-6%)	8mo	$245,000	$233	48
105 Spring St	0.56mi	3/2.0 (+1)	1,220 (+10%)	5mo	$110,000	$90	45
83 Elizabeth St	0.75mi	3/1.0 (+1)	1,000 (-10%)	3mo	$77,500	$78	41
114 Washington ST Rear	0.73mi	2/1.5	984 (-12%)	7mo	$67,000	$68	39
97 Cornelia St	0.70mi	3/1.0 (+1)	1,267 (+14%)	12mo	$145,000	$114	29

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: 12.1%
• Equity multiple: 1.48×
• Total profit: $10,512
• Equity at exit: $11,630

10-year hold

• IRR: 21.1%
• Equity multiple: 2.79×
• Total profit: $39,073
• Equity at exit: $6,744

Cash invested: $21,840 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,185 high
• Mortgage (P&I): −$409
• Tax from tax record: −$65 /mo · $780/yr
• Insurance: −$32
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $363

Break-even live

Break-even rent $725

Max offer price $78,000

Occupancy floor 64%

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Butler St Unit 1-D Pittston, PA	2.0	1.0	810	$1,175	$1.45	13d	1	0.14mi
7 Miller St Pittston, PA	2.0	1.0	1120	$1,150	$1.03	13d	1	0.30mi
3 Miller St Pittston, PA	3.0	1.0	1007	$1,200	$1.19	43d	1	0.30mi
14 S Main St Pittston, PA	2.0	1.0	725	$1,850	$2.55	13d	1	0.31mi
118 1/2 Broad St Pittston, PA	2.0	1.0	950	$1,200	$1.26	13d	1	0.33mi
102A Searle St Pittston, PA	3.0	1.0	960	$1,350	$1.41	43d	1	0.35mi
13 Kennedy St Pittston, PA	2.0	1.0	700	$1,800	$2.57	13d	1	0.37mi
174 Parsonage St Unit 3 r Pittston, PA	2.0	1.0	700	$900	$1.29	21d	1	0.45mi
178 Parsonage St Pittston, PA	3.0	1.0	1500	$1,500	$1.00	13d	1	0.45mi
109 Main St Pittston, PA	2.0–3.0	2.0	1070	$975	$0.91	13d	1	0.50mi
24 E Columbus Ave Pittston, PA	2.0	1.0	896	$1,200	$1.34	21d	1	0.60mi
55 E Columbus Ave Pittston, PA	1.0	1.0	725	$900	$1.24	43d	1	0.63mi
333 Exeter Ave West Pittston, PA	2.0	1.0	700	$1,500	$2.14	21d	1	0.65mi
287 Parsonage St Pittston, PA	2.0	1.0	850	$1,200	$1.41	43d	1	0.66mi
518 Exeter Ave Unit 1 West Pittston, PA	1.0	1.0	800	$875	$1.09	43d	1	0.77mi
149 Tompkins St Unit 2 Pittston, PA	2.0	1.0	737	$1,100	$1.49	21d	1	0.88mi
226 Fremont St West Pittston, PA	3.0	2.0	1140	$1,395	$1.22	13d	1	0.92mi
327 Fremont St Unit 329 West Pittston, PA	3.0	1.0	1250	$1,400	$1.12	43d	1	0.95mi
329 Fremont St West Pittston, PA	3.0	1.0	1250	$1,400	$1.12	43d	1	0.95mi
524 Spring St Pittston, PA	2.0	1.0	1450	$900	$0.62	43d	1	1.19mi
524 Spring St #2 Jenkins Township, PA	2.0	1.0	1300	$925	$0.71	43d	1	1.19mi

Listing history 11 events

1. 2026-03-31
   status Pending
2. 2026-03-19
   status Active
3. 2025-10-14
   status Active
4. 2025-10-14
   status Pending
5. 2025-10-14
   status Active
6. 2025-10-14
   price $78,000
7. 2025-09-17
   status Pending
8. 2025-08-29
   listed $85,000 Active
9. 2015-08-28
   soldstatus $14,100 283-char remark

   Show marketing remark (283 chars)

   This is a Fannie Mae HomePath property and is located in the Pittston Area School District. This 2-story home is priced to sell and features 3 bedrooms, semi-modern kitchen, dining room and living room. Relax on your enclosed front porch or enjoy the breezes on your open back porch.

10. 2015-05-12
    listed $14,500 283-char remark

    Show marketing remark (283 chars)

    This is a Fannie Mae HomePath property and is located in the Pittston Area School District. This 2-story home is priced to sell and features 3 bedrooms, semi-modern kitchen, dining room and living room. Relax on your enclosed front porch or enjoy the breezes on your open back porch.

11. 2007-10-25
    soldstatus $63,600

ⓘ 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: $780 · $65/mo
• Projected year-2 tax: $1,006 · $84/mo
• Expected delta: +$226/yr (+$19/mo · 29.0%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 78% 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: $14,217
• − Mortgage interest: −$4,369
• − Property taxes: −$780
• − Insurance: −$1,188
• − Repairs & maintenance: −$1,137
• − Management: −$1,137
• − Depreciation: −$2,269
• Taxable income: $3,336
• Est. tax owed @ 24.0%: −$801
• After-tax cash flow: $3,554/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

+22.6% since first listed

11 events — show timeline

• 2026-03-31 Pending — GSBR as distributed by MLS GRID
• 2026-03-19 Relisted — GSBR as distributed by MLS GRID
• 2025-10-14 Relisted — GSBR as distributed by MLS GRID
• 2025-10-14 Pending — GSBR as distributed by MLS GRID
• 2025-10-14 Relisted — GSBR as distributed by MLS GRID
• 2025-10-14 Price Changed $78,000 GSBR as distributed by MLS GRID
• 2025-09-17 Pending — GSBR as distributed by MLS GRID
• 2025-08-29 Listed $85,000 GSBR as distributed by MLS GRID
• 2015-08-28 Sold (MLS) $14,100 LCAR
• 2015-05-12 Listed $14,500 LCAR
• 2007-10-25 Sold (Public Records) $63,600 Public Records

Property tax history

-6.3%/yr

Latest (2026): $780 · +4.5% YoY. Source: county tax records.