113-115 Ziegler St · Dupont, PA 18641

$289,900

6 bd · 3.0 ba · 2,900 sqft · MultiFamily public records · 7 Days on market

Built 1930 7,980 sqft lot Est $232k · 25% over

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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 +29.6/30.0
• DSCR +10.0/10.0
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

This is a great 3 unit home, cash flowing and ready for your portfolio! Newer windows, HUGE yard with offstreet parking, large porches and mostly separate utilities! Current owner has done ALOT of updating on the interior of the units, and each one is fully rented with month to month tenants!Conveniently located, easy highway access and minutes to WB or Scranton. Get in now before it goes

Key facts

• Rented units
• Multi-family home
• Potential 4th unit

Tags

• MULTI-FAMILY HOME
• UPGRADED PROPERTY
• RENTED UNITS
• POTENTIAL 4TH UNIT
• WALK-UP ATTIC
• OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $290k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $347/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $290k).

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; 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 $2k of loan paydown is wiped out by about $9k 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 $81k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $122k; list at $290k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $289,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 10.61%
• Cash-on-cash: 15.41%
• DSCR: 1.69
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $232,000
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113-115 Ziegler St	0.00mi	6/3.0	3,200 (+10%)	0mo	$320,000	$100	82
129-131 Main St	0.56mi	5/2.0 (-1)	2,956 (+2%)	8mo	$170,000	$58	56
508-510 Main St	0.28mi	5/2.0 (-1)	2,809 (-3%)	22mo	$185,000	$66	54
109 Holden St	0.53mi	5/2.0 (-1)	2,508 (-14%)	16mo	$200,000	$80	30

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: 6.1%
• Equity multiple: 1.24×
• Total profit: $19,332
• Equity at exit: $43,225

10-year hold

• IRR: 15.5%
• Equity multiple: 2.26×
• Total profit: $102,024
• Equity at exit: $25,065

Cash invested: $81,172 (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: 20.1×

Monthly cashflow live

• Estimated rent: $3,600 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$161 /mo · $1,929/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$756
• Net cashflow: $1,042

Break-even live

Break-even rent $2,281

Max offer price $289,900

Occupancy floor 66%

Sensitivity live

Price	-10% $1,206	-5% $1,124	+0% $1,042	+5% $960	+10% $878
Rent	-10% $758	-5% $900	+0% $1,042	+5% $1,184	+10% $1,327
Rate	-1.0pp $1,188	-0.5pp $1,116	base $1,042	+0.5pp $967	+1.0pp $891

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,600
Total (3 units)			$3,600

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-23
   status Pending
2. 2026-04-16
   listed $289,900 Active
3. 2021-09-21
   soldstatus $122,000 392-char remark

   Show marketing remark (392 chars)

   This is a great 3 unit home, cash flowing and ready for your portfolio! Newer windows, HUGE yard with offstreet parking, large porches and mostly separate utilities! Current owner has done ALOT of updating on the interior of the units, and each one is fully rented with month to month tenants!Conveniently located, easy highway access and minutes to WB or Scranton. Get in now before it goes

4. 2021-08-05
   listed $129,000 392-char remark

   Show marketing remark (392 chars)

   This is a great 3 unit home, cash flowing and ready for your portfolio! Newer windows, HUGE yard with offstreet parking, large porches and mostly separate utilities! Current owner has done ALOT of updating on the interior of the units, and each one is fully rented with month to month tenants!Conveniently located, easy highway access and minutes to WB or Scranton. Get in now before it goes

5. 2017-11-22
   soldstatus $63,000 91-char remark

   Show marketing remark (91 chars)

   Great investment property, needs a little TLC, large yard and off street parking for 4 cars

6. 2017-08-21
   listed $69,900 91-char remark

   Show marketing remark (91 chars)

   Great investment property, needs a little TLC, large yard and off street parking for 4 cars

7. 2009-08-03
   soldstatus $43,000

ⓘ 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: $1,929 · $161/mo
• Projected year-2 tax: $3,255 · $271/mo
• Expected delta: +$1,326/yr (+$110/mo · 68.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 17 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: $43,200
• − Mortgage interest: −$16,239
• − Property taxes: −$1,929
• − Insurance: −$1,450
• − Repairs & maintenance: −$3,456
• − Management: −$3,456
• − Depreciation: −$8,433
• Taxable income: $8,237
• Est. tax owed @ 24.0%: −$1,977
• After-tax cash flow: $10,529/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

+574.2% since first listed

7 events — show timeline

• 2026-04-23 Pending — LCAR
• 2026-04-16 Listed $289,900 LCAR
• 2021-09-21 Sold (MLS) $122,000 LCAR
• 2021-08-05 Listed $129,000 LCAR
• 2017-11-22 Sold (MLS) $63,000 LCAR
• 2017-08-21 Listed $69,900 LCAR
• 2009-08-03 Sold (Public Records) $43,000 Public Records

Property tax history

+1.6%/yr

Latest (2026): $1,929 · +2.0% YoY. Source: county tax records.