22 Schoolhouse Ln · Wilkes-Barre, PA 18702

$109,000

3 bd · 1.0 ba · 1,204 sqft · SingleFamily public records · 12 Days on market

Built 1940 1,306 sqft lot $91/sqft · 18% below area Est $132k · 18% under ↓ 22% since listing

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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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• 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

Charming single-family home located at 22 Schoolhouse Ln, offering 1,204 sq ft of comfortable living space in the heart of Wilkes-Barre. This well-situated property is perfect for homeowners or investors alike, featuring a manageable footprint with great potential to personalize, renovate, or expand. The home also boasts a large lawn yard that serves as an open canvas to bring your ideas to life, ideal for outdoor entertaining, gardening, recreation, or future improvements. Conveniently located near local schools, shopping, and major roadways, the property provides easy access to everyday essentials while maintaining a peaceful neighborhood feel. Positioned in a low-tax area with minimal fl

Key facts

• Adjacent parcel
• 1,306 sq ft lot
• Built 1940

Tags

• ADJACENT PARCEL
• DEVELOPMENT POTENTIAL

Property features AI

Finance

• Other: Living area approximately 1,204 finished above-grade; Basement: full, concrete, unfinished (includes large basement area and additional basement room with wet bar)

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Public water; Public sewer; Electricity connected (200+ Amp service); Natural gas connected; Water connected; Sewer connected
• Home design: Single family residence; Residential property; Built circa 1940 (estimated)
• Construction: Block, vinyl siding and concrete construction; Stone foundation; Rolled/hot mop roof; Shingle roof
• Exterior features: Private yard; Back yard; Corner lot; City street frontage; Paved road

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms (Primary bedroom included)
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Ceiling fan(s) for cooling
• Interior features: Eat-in kitchen; Wet bar; Storage attic

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Cap rate 10.1% 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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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 $754 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,000

Questions for the listing agent

1. Built in 1940 — 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. 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.
4. 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.
5. 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: 1.27% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.54%
• DSCR: 1.60
• GRM: 6.5

CMA / ARV

• ARV (median comp): $132,429
• List price: $109,000
• Delta: -1.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Laurel St	0.22mi	2/1.0 (-1)	1,197 (-1%)	8mo	$120,000	$100	77
97 Kidder St	0.37mi	3/1.0	1,214 (+1%)	8mo	$135,000	$111	75
34 Kidder St	0.50mi	3/1.0	1,235 (+3%)	2mo	$140,000	$113	70
734 Pennsylvania Ave	0.53mi	3/1.0	1,220 (+1%)	5mo	$140,000	$115	69
35 John St	0.38mi	3/2.0	1,161 (-4%)	8mo	$184,000	$158	66
16 Ralph St	0.38mi	3/1.5	1,280 (+6%)	5mo	$137,000	$107	65
279 Wyoming St	0.47mi	2/1.0 (-1)	1,200 (-0%)	9mo	$99,900	$83	65
59 Bowman St	0.50mi	3/1.0	1,300 (+8%)	3mo	$176,000	$135	61
124 Wyoming St	0.64mi	3/1.0	1,274 (+6%)	0mo	$130,000	$102	60
86 Wyoming Ave St	0.70mi	3/1.0	1,192 (-1%)	9mo	$45,000	$38	58
400 Madison St	0.66mi	3/1.0	1,155 (-4%)	8mo	$135,204	$117	56
334 Main St	0.74mi	3/1.5	1,224 (+2%)	8mo	$120,000	$98	54

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: 7.9%
• Equity multiple: 1.32×
• Total profit: $9,860
• Equity at exit: $16,252

10-year hold

• IRR: 20.3%
• Equity multiple: 3.02×
• Total profit: $61,666
• Equity at exit: $9,424

Cash invested: $30,520 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,389 high
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $344

Break-even live

Break-even rent $954

Max offer price $109,000

Occupancy floor 70%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
423 Scott St Apt 1 Wilkes-Barre, PA	3.0	1.0	1100	$1,450	$1.32	44d	1	0.03mi
402 Scott St Fl 3 Wilkes-Barre, PA	2.0	1.0	761	$950	$1.25	44d	1	0.08mi
168 Kidder St City of Wilkes Barre, PA	2.0	1.0	750	$1,250	$1.67	21d	1	0.27mi
168-170 Kidder St Wilkes-Barre, PA	2.0	1.0	750	$1,250	$1.67	21d	1	0.29mi
2 N Diamond St Wilkes-Barre, PA	3.0	1.0	1000	$1,500	$1.50	21d	1	0.49mi
273 New Hancock St Unit 2 Wilkes-Barre, PA	2.0	1.0	725	$1,300	$1.79	21d	1	0.58mi
131 Scott St Wilkes-Barre Township, PA	2.0	1.0	1144	$1,300	$1.14	44d	1	0.59mi
268 N Pennsylvania Ave Unit 2 Wilkes-Barre, PA	3.0	1.0	758	$1,300	$1.72	21d	1	0.71mi
535 N Franklin St Wilkes Barre, PA	3.0	1.0	1148	$1,359	$1.18	21d	1	0.74mi
37 Wyoming St Wilkes Barre, PA	4.0	1.0	1300	$2,200	$1.69	21d	1	0.76mi
301 N Main St Unit 2 Wilkes-Barre, PA	3.0	1.0	1050	$1,300	$1.24	21d	1	0.76mi
572 N Franklin St Wilkes Barre, PA	2.0	1.0	1042	$1,100	$1.06	44d	1	0.77mi
572 N Franklin St Wilkes Barre, PA	2.0	1.0	1042	$1,050	$1.01	21d	1	0.77mi
261 N Washington St Wilkes Barre, PA	3.0	1.0	1050	$1,400	$1.33	44d	1	0.77mi
13 E Chestnut St Unit 1 Wilkes-Barre, PA	3.0	1.0	900	$1,195	$1.33	44d	1	0.82mi
36 Logan St Wilkes-Barre, PA	3.0	1.0	1200	$1,125	$0.94	44d	1	1.02mi
2 S Empire St Unit 2R Wilkes-Barre, PA	2.0	1.0	850	$1,250	$1.47	21d	1	1.09mi
9d Princeton Ct Wilkes-Barre, PA	1.0–2.0	1.0–1.5	945	$2,644	$2.80	14d	8	1.12mi
98 N Franklin St Unit 2 Wilkes-Barre, PA	2.0	2.0	1254	$1,650	$1.32	14d	1	1.16mi
51 S Welles St Wilkes Barre, PA	4.0	1.0	1344	$1,600	$1.19	44d	1	1.21mi
48 Saratoga Ct Wilkes Barre, PA	3.0	1.5	1240	$1,650	$1.33	21d	1	1.22mi
60 Saratoga Ct Wilkes Barre, PA	3.0	1.5	1240	$1,850	$1.49	21d	1	1.23mi
67-69 Public Sq Wilkes-Barre, PA	2.0	1.0	910	$1,875	$2.06	44d	1	1.25mi
67-69 Public Sq #1203 Wilkes Barre, PA	2.0	1.0	875	$1,825	$2.09	44d	1	1.26mi
92 S Diamond St Wilkes-Barre, PA	3.0	1.0	1150	$1,400	$1.22	44d	1	1.28mi
19 N River St Unit 308 Wilkes-Barre, PA	2.0	1.5	910	$1,600	$1.76	14d	1	1.31mi
19 N River St Unit 403 Wilkes-Barre, PA	2.0	1.0	723	$1,600	$2.21	14d	1	1.31mi
38 W Market St Unit 3 Wilkes-Barre, PA	2.0	1.0	1388	$1,295	$0.93	14d	1	1.32mi
100 Parkway Blvd Kingston, PA	2.0	1.0	650	$1,400	$2.15	14d	1	1.37mi

Listing history 16 events

1. 2026-06-18
   days on market $109,000 Active 12 DOM
2. 2026-06-17
   days on market $109,000 Active 11 DOM
3. 2026-06-16
   days on market $109,000 Active 10 DOM
4. 2026-06-15
   days on market $109,000 Active 9 DOM
5. 2026-06-14
   days on market $109,000 Active 7 DOM
6. 2026-06-13
   days on market $109,000 Active 6 DOM
7. 2026-06-10
   pricedays on marketlisting id $109,000 Active 4 DOM
8. 2026-06-09
   days on market $129,900 Active 53 DOM
9. 2026-06-08
   days on market $129,900 Active 52 DOM
10. 2026-06-07
    days on market $129,900 Active 51 DOM
11. 2026-06-02
    days on market $129,900 Active 46 DOM
12. 2026-06-01
    days on market $129,900 Active 45 DOM
13. 2026-05-31
    days on market $129,900 Active 44 DOM
14. 2026-05-30
    days on market $129,900 Active 43 DOM
15. 2026-04-16
    listed $139,900 Active 620-char remark
16. 2026-04-15
    listed $139,900 Active 620-char remark

ⓘ 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: $16,672
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$545
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$3,171
• Taxable income: $2,548
• Est. tax owed @ 24.0%: −$611
• After-tax cash flow: $3,520/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

-22.1% since first listed

6 events — show timeline

• 2026-06-09 Listing Removed — GLVRMLS
• 2026-06-06 Listed $109,000 GSBR as distributed by MLS GRID
• 2026-05-27 Price Changed $129,900 GLVRMLS
• 2026-05-27 Price Changed $129,900 PMAR
• 2026-04-16 Listed $139,900 PMAR
• 2026-04-15 Listed $139,900 GLVRMLS

Property tax history

+20.4%/yr

Latest (2026): $7,812 · +0.1% YoY. Source: county tax records.