46 Hillard St · Wilkes-Barre, PA 18702

$119,900

5 bd · 1.0 ba · 2,085 sqft · SingleFamily public records · 149 Days on market

Built 1920 3,485 sqft lot $58/sqft · 31% below area Est $175k · 31% 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
• Rent growth +4.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable 3 story home, featuring a lovely foyer, spacious living room & dining room, eat-in kitchen, 1st floor laundry plus full bath & 3 bedrooms on 2nd floor. Additional 3 rooms in the attic that can easily be 2 more bedrooms & office space. Fenced in rear yard, plus off street parking in the rear. Close to all modern conveniences including major shopping area. Don't miss out, call today!

Key facts

• Lovely foyer
• Fenced in rear yard
• Dining room

Tags

• LOVELY FOYER
• SPACIOUS LIVING ROOM
• DINING ROOM
• EAT-IN KITCHEN
• 1ST FLOOR LAUNDRY
• FENCED IN REAR YARD

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $603 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 5.7% in Wilkes-Barre — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Wilkes-Barre Area SD (urban): math 19% / reading 32% proficiency, ranked #469 of 539 in PA (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.8%/yr); 221 active listings in the ZIP; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).
• This rent runs 39% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 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.
• At projected returns (-3.0% appreciation + 6.8% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $71k; list at $120k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.51% ✓
• Cap rate: 12.33%
• Cash-on-cash: 21.55%
• DSCR: 1.96
• GRM: 5.5

CMA / ARV

• ARV (median comp): $174,587
• List price: $119,900
• Delta: -31.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39 Hillard St	0.02mi	5/1.0	1,792 (-14%)	4mo	$177,000	$99	72
472 New Market St	0.73mi	5/2.0	2,184 (+5%)	2mo	$99,900	$46	52
134 Wyoming St	0.44mi	4/1.0 (-1)	1,982 (-5%)	20mo	$236,000	$119	50
495 Pennsylvania Ave	0.40mi	5/1.0	1,848 (-11%)	16mo	$165,000	$89	49
32 Wyoming St	0.52mi	6/2.5 (+1)	1,900 (-9%)	18mo	$150,000	$79	35
43 Wyoming St	0.49mi	4/2.0 (-1)	1,800 (-14%)	22mo	$105,000	$58	27
584 Washington St	0.64mi	4/1.5 (-1)	1,836 (-12%)	20mo	$230,000	$125	26

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 · 6.84% rent growth · sell at horizon

5-year hold

• IRR: 18.4%
• Equity multiple: 1.78×
• Total profit: $26,268
• Equity at exit: $17,877

10-year hold

• IRR: 29.4%
• Equity multiple: 4.12×
• Total profit: $104,724
• Equity at exit: $10,367

Cash invested: $33,572 (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 18702

• Rents YoY: 6.8%
• Active inventory: 221
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,812 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $603

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 62%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-13
   statusdays on market $119,900 Pending 149 DOM
2. 2026-06-10
   days on market $119,900 Active 147 DOM
3. 2026-06-09
   days on market $119,900 Active 146 DOM
4. 2026-06-08
   days on market $119,900 Active 145 DOM
5. 2026-06-07
   days on market $119,900 Active 144 DOM
6. 2026-06-02
   days on market $119,900 Active 139 DOM
7. 2026-06-01
   days on market $119,900 Active 138 DOM
8. 2026-05-31
   days on market $119,900 Active 137 DOM
9. 2026-05-30
   statusdays on market $119,900 Active 136 DOM
10. 2026-05-14
    status Pending 413-char remark

    Show marketing remark (413 chars)

    Affordable 3 story home, featuring a lovely foyer, spacious living room & dining room, eat-in kitchen, 1st floor laundry plus full bath & 3 bedrooms on 2nd floor. Additional 3 rooms in the attic that can easily be 2 more bedrooms & office space. Fenced in rear yard, plus off street parking in the rear. Close to all modern conveniences including major shopping area. Don't miss out, call today!

11. 2026-04-21
    price $119,900 413-char remark

    Show marketing remark (413 chars)

    Affordable 3 story home, featuring a lovely foyer, spacious living room & dining room, eat-in kitchen, 1st floor laundry plus full bath & 3 bedrooms on 2nd floor. Additional 3 rooms in the attic that can easily be 2 more bedrooms & office space. Fenced in rear yard, plus off street parking in the rear. Close to all modern conveniences including major shopping area. Don't miss out, call today!

12. 2026-03-13
    price $134,900 413-char remark

    Show marketing remark (413 chars)

    Affordable 3 story home, featuring a lovely foyer, spacious living room & dining room, eat-in kitchen, 1st floor laundry plus full bath & 3 bedrooms on 2nd floor. Additional 3 rooms in the attic that can easily be 2 more bedrooms & office space. Fenced in rear yard, plus off street parking in the rear. Close to all modern conveniences including major shopping area. Don't miss out, call today!

13. 2026-02-06
    price $149,900 413-char remark

    Show marketing remark (413 chars)

    Affordable 3 story home, featuring a lovely foyer, spacious living room & dining room, eat-in kitchen, 1st floor laundry plus full bath & 3 bedrooms on 2nd floor. Additional 3 rooms in the attic that can easily be 2 more bedrooms & office space. Fenced in rear yard, plus off street parking in the rear. Close to all modern conveniences including major shopping area. Don't miss out, call today!

14. 2025-12-30
    listed $154,900 Active 413-char remark

    Show marketing remark (413 chars)

    Affordable 3 story home, featuring a lovely foyer, spacious living room & dining room, eat-in kitchen, 1st floor laundry plus full bath & 3 bedrooms on 2nd floor. Additional 3 rooms in the attic that can easily be 2 more bedrooms & office space. Fenced in rear yard, plus off street parking in the rear. Close to all modern conveniences including major shopping area. Don't miss out, call today!

15. 2009-07-17
    soldstatus $71,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°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: $21,744
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,740
• − Management: −$1,740
• − Depreciation: −$3,488
• Taxable income: $5,663
• Est. tax owed @ 24.0%: −$1,359
• After-tax cash flow: $5,876/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: Wilkes-Barre Area SD
• NCES district ID: 4226300
• Math proficiency: 19% ▼ -2.00%
• Reading proficiency: 32% ▼ -9.00%
• Median HH income: $37,420
• Composite: 21.22/100
• National rank: #8409
• State rank: #469 of 539 in PA

Livability — Wilkes-Barre

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

Census & demographics

• Census place: Wilkes-Barre, PA
• County: Luzerne County · 118,885 people
• City population: 73,981
• Metro: Scranton--Wilkes-Barre, PA
• Population (ZIP): 41,970
• Household income: $56,378
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 1632.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 58% Hispanic / Latino 25% Black 12% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 6% Dominican 9%
• Common ancestry: Romanian 14% Scotch-Irish 2% Iranian 1%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 17% Other Asian/Pacific 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: ▼ -156.99%
• Current HPI: 216.9373
• Rent YoY: ▲ 6.84%
• Metro: Scranton--Wilkes-Barre, PA
• 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

+68.9% since first listed

6 events — show timeline

• 2026-05-14 Pending — LCAR
• 2026-04-21 Price Changed $119,900 LCAR
• 2026-03-13 Price Changed $134,900 LCAR
• 2026-02-06 Price Changed $149,900 LCAR
• 2025-12-30 Listed $154,900 LCAR
• 2009-07-17 Sold (Public Records) $71,000 Public Records

Property tax history

+20.4%/yr

Latest (2026): $12,251 · +0.1% YoY. Source: county tax records.