36 Oneill Ave · Wilkes-Barre, PA 18702

$163,700

4 bd · 2.0 ba · 1,872 sqft · Townhouse public records · 45 Days on market

Built 1930 1,872 sqft lot $87/sqft · 21% above area Est $136k · 21% over ↓ 4% 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 +25.9/30.0
• DSCR +8.7/10.0
• 1% rule +6.9/10.0
• Rent growth +4.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this inviting and well-located home offering a great blend of comfort and potential. Featuring a spacious layout with bright living and dining areas, this property provides a functional kitchen, generously sized bedrooms, and ample space for everyday living. Additional highlights include a full basement for storage or future use and a yard perfect for outdoor enjoyment. Conveniently situated near local amenities, shopping, and major routes, this home is a fantastic opportunity for homeowners or investors alike.

Key facts

• Functional kitchen
• Major routes
• Full basement

Tags

• FULL BASEMENT
• FUNCTIONAL KITCHEN
• OUTDOOR ENJOYMENT
• LOCAL AMENITIES
• MAJOR ROUTES

Property features AI

Exterior

• Parking: 2-car garage; Parking lot
• Utilities: 200+ amp electrical with circuit breakers; Public water; Public sewer
• Home design: 2-story building; R-2 zoning
• Construction: Brick, stone, structural insulated panels, vinyl siding, and wood siding exterior materials; Asphalt, fiberglass, and rubber roofing; Block foundation; Built with residential multifamily design elements
• Exterior features: Covered patio; Public records list a view

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: Second-floor bedrooms (two separate bedroom rooms listed)
• Flooring: Carpet; Softwood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Electric heating; Gas heating; Wall/window air conditioning units
• Interior features: Dining area; Full basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $164k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $164k).
• Recommended offer: $159k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 5.9% 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 C — 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.
• Zoned schools: Daniel J Flood El Sch (math 12% / reading 27%, grade F, #1,276 of 1,518 statewide, top 85%, 592 students, 100% FRL); Solomon/Plains Ms (math 2% / reading 27%, grade F, #475 of 512 statewide, top 93%, 736 students, 100% FRL) — zoned schools average 100% FRL vs 61% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.8%/yr); 225 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).
• This rent runs 41% 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 $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 2 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 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $158,789 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1930 — 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: 1.19% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.52%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (median comp): $135,759
• List price: $163,700
• Delta: 20.58%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.84% rent growth · sell at horizon

5-year hold

• IRR: 3.7%
• Equity multiple: 1.15×
• Total profit: $6,876
• Equity at exit: $24,408

10-year hold

• IRR: 16.6%
• Equity multiple: 2.61×
• Total profit: $73,639
• Equity at exit: $14,154

Cash invested: $45,836 (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: 225
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,941 high
• Mortgage (P&I): −$858
• Tax est. 1.5%: −$205 /mo · $2,456/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $402

Break-even live

Break-even rent $1,432

Max offer price $163,700

Occupancy floor 74%

Sensitivity live

Price	-10% $515	-5% $458	+0% $402	+5% $345	+10% $289
Rent	-10% $248	-5% $325	+0% $402	+5% $478	+10% $555
Rate	-1.0pp $484	-0.5pp $443	base $402	+0.5pp $359	+1.0pp $316

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: $40,925
• Closing costs: $4,911
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
746 N Washington St Unit 1 Wilkes-Barre, PA	3.0	2.0	1573	$1,500	$0.95	22d	1	0.50mi
37 Wyoming St Wilkes Barre, PA	4.0	1.0	1300	$2,200	$1.69	22d	1	0.51mi
40 N Dawes Ave Kingston, PA	3.0	1.5	1450	$1,800	$1.24	22d	1	0.91mi
11 Holiday Dr Kingston, PA	1.0–3.0	1.0–2.5	1083	$2,639	$2.44	15d	14	1.04mi
51 S Welles St Wilkes Barre, PA	4.0	1.0	1344	$1,600	$1.19	45d	1	1.13mi
123 S Franklin St Wilkes-Barre, PA	3.0	2.0	2400	$3,450	$1.44	22d	1	1.15mi
20 N Loveland Ave Kingston, PA	3.0	2.0	1400	$1,775	$1.27	15d	1	1.30mi
54 Butler St Kingston, PA	4.0	2.5	2174	$2,000	$0.92	45d	1	1.30mi
98 E Walnut St Kingston, PA	3.0	1.0	1280	$1,500	$1.17	22d	1	1.32mi
13 Charles St Unit 15 Wilkes-Barre, PA	3.0	1.0	1300	$1,550	$1.19	15d	1	1.37mi

Listing history 8 events

1. 2026-06-07
   statusdays on market $163,700 Pending 45 DOM
2. 2026-06-02
   days on market $163,700 Active 42 DOM
3. 2026-06-01
   days on market $163,700 Active 41 DOM
4. 2026-05-31
   days on market $163,700 Active 40 DOM
5. 2026-05-30
   days on market $163,700 Active 39 DOM
6. 2026-05-01
   price $163,700 527-char remark
7. 2026-04-21
   listed $169,700 Active 527-char remark
8. 2026-04-08
   listed $169,700 Active 527-char remark

   Show marketing remark (527 chars)

   Welcome to this inviting and well-located home offering a great blend of comfort and potential. Featuring a spacious layout with bright living and dining areas, this property provides a functional kitchen, generously sized bedrooms, and ample space for everyday living. Additional highlights include a full basement for storage or future use and a yard perfect for outdoor enjoyment. Conveniently situated near local amenities, shopping, and major routes, this home is a fantastic opportunity for homeowners or investors alike.

ⓘ 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 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,286
• − Mortgage interest: −$9,170
• − Property taxes: −$2,456
• − Insurance: −$818
• − Repairs & maintenance: −$1,863
• − Management: −$1,863
• − Depreciation: −$4,762
• Taxable income: $2,355
• Est. tax owed @ 24.0%: −$565
• After-tax cash flow: $4,256/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

-3.5% since first listed

5 events — show timeline

• 2026-06-05 Pending — PMAR
• 2026-06-05 Pending — GLVRMLS
• 2026-05-01 Price Changed $163,700 GLVRMLS
• 2026-04-21 Listed $169,700 GLVRMLS
• 2026-04-08 Listed $169,700 PMAR

Property tax history

+20.4%/yr

Latest (2026): $9,757 · +0.1% YoY. Source: county tax records.