79 Wyoming St · Wilkes-Barre, PA 18702

$119,900

3 bd · 1.0 ba · 1,769 sqft · SingleFamily public records · 51 Days on market

Built 1920 2,120 sqft lot $68/sqft · 38% below area Est $126k · at est. ↓ 4% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.5/15.0
• 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

3BR 1/2 Double w/ LR, DR, modern eat-in KIT, 1st floor laundry, 1BA, Newer gas furnace & gas hot water heater and walk-up attic. Agents see private remarks.

Key facts

• Modern eat-in kit
• 1st floor laundry
• Walk-up attic

Tags

• MODERN EAT-IN KIT
• 1ST FLOOR LAUNDRY
• WALK-UP ATTIC

Property features AI

Exterior

• Security: Security system
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories
• Construction: Vinyl siding
• Exterior features: Front porch; Fenced yard

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Baseboard heat
• Interior features: Gas fireplace (1) with gas logs; Gas water heater; Dirt-floor basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $664 ($8k/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: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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; 13 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).
• This rent runs 40% 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 51 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1920 — 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: 1.58% ✓
• Cap rate: 12.93%
• Cash-on-cash: 23.72%
• DSCR: 2.06
• GRM: 5.3

CMA / ARV

• ARV (median comp): $125,529
• List price: $119,900
• Delta: -4.48%
• 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
254 Washington St	0.10mi	3/1.5	1,699 (-4%)	7mo	$120,000	$71	81
68 Madison St	0.12mi	3/1.5	1,636 (-8%)	9mo	$160,000	$98	72
150 Court St	0.27mi	3/1.5	1,614 (-9%)	3mo	$143,600	$89	68
111 Darling St	0.30mi	4/2.5 (+1)	1,632 (-8%)	2mo	$197,700	$121	60
50 Butler St	0.29mi	3/1.0	1,512 (-14%)	4mo	$73,000	$48	59
330 Madison St	0.49mi	3/1.0	1,610 (-9%)	4mo	$160,000	$99	59
441 Pennsylvania Ave	0.30mi	3/2.0	1,520 (-14%)	1mo	$217,500	$143	58
63 Courtright Ave	0.44mi	3/2.0	1,636 (-8%)	10mo	$115,000	$70	55
10 Kidder St	0.21mi	3/3.5	1,593 (-10%)	12mo	$230,000	$144	54
229 Sherman St	0.57mi	3/2.0	1,580 (-11%)	8mo	$235,000	$149	45
649 N Franklin St	0.74mi	4/1.0 (+1)	1,624 (-8%)	6mo	$184,000	$113	42
65 Corbett Ln	0.70mi	3/2.0	1,542 (-13%)	2mo	$150,000	$97	40

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: 21.2%
• Equity multiple: 1.91×
• Total profit: $30,446
• Equity at exit: $17,877

10-year hold

• IRR: 31.8%
• Equity multiple: 4.42×
• Total profit: $114,719
• 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: 5.3×

Monthly cashflow live

• Estimated rent: $1,889 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $664

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 60%

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: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Wyoming St Wilkes Barre, PA	4.0	1.0	1300	$2,200	$1.69	21d	1	0.10mi
98 N Franklin St Unit 2 Wilkes-Barre, PA	2.0	2.0	1254	$1,650	$1.32	13d	1	0.49mi
38 W Market St Unit 3 Wilkes-Barre, PA	2.0	1.0	1388	$1,295	$0.93	13d	1	0.66mi
51 S Welles St Wilkes Barre, PA	4.0	1.0	1344	$1,600	$1.19	43d	1	0.72mi
746 N Washington St Unit 1 Wilkes-Barre, PA	3.0	2.0	1573	$1,500	$0.95	21d	1	0.85mi
40 N Dawes Ave Kingston, PA	3.0	1.5	1450	$1,800	$1.24	21d	1	0.86mi
123 S Franklin St Wilkes-Barre, PA	3.0	2.0	2400	$3,450	$1.44	21d	1	0.86mi
20 N Loveland Ave Kingston, PA	3.0	2.0	1400	$1,775	$1.27	13d	1	1.35mi
56 Kent Ln Wilkes Barre, PA	3.0	2.0	1542	$1,800	$1.17	43d	1	1.36mi
11 Holiday Dr Kingston, PA	1.0–3.0	1.0–2.5	1083	$2,639	$2.44	13d	14	1.41mi
131 Academy St Wilkes Barre, PA	3.0	1.0	1300	$1,500	$1.15	43d	1	1.41mi
200 Gateway Dr Kingston, PA	1.0–3.0	1.0–2.0	1130	$3,219	$2.85	13d	1	1.45mi
6 Magnolia St Wilkes Barre, PA	3.0	2.5	1700	$1,450	$0.85	43d	1	1.46mi

Listing history 15 events

1. 2026-06-18
   days on market $119,900 Active 51 DOM
2. 2026-06-17
   days on market $119,900 Active 50 DOM
3. 2026-06-16
   days on market $119,900 Active 49 DOM
4. 2026-06-15
   days on market $119,900 Active 48 DOM
5. 2026-06-14
   days on market $119,900 Active 46 DOM
6. 2026-06-13
   days on market $119,900 Active 45 DOM
7. 2026-06-10
   days on market $119,900 Active 43 DOM
8. 2026-06-09
   days on market $119,900 Active 42 DOM
9. 2026-06-08
   days on market $119,900 Active 41 DOM
10. 2026-06-07
    days on market $119,900 Active 40 DOM
11. 2026-06-02
    days on market $119,900 Active 35 DOM
12. 2026-06-01
    days on market $119,900 Active 34 DOM
13. 2026-05-31
    days on market $119,900 Active 33 DOM
14. 2026-05-30
    days on market $119,900 Active 32 DOM
15. 2026-04-28
    listed $124,900 Active 162-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 4/10 Moderate FEMA zone X · 23% 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,667
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,813
• − Management: −$1,813
• − Depreciation: −$3,488
• Taxable income: $6,438
• Est. tax owed @ 24.0%: −$1,545
• After-tax cash flow: $6,419/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

-4.0% since first listed

2 events — show timeline

• 2026-05-27 Price Changed $119,900 LCAR
• 2026-04-28 Listed $124,900 LCAR

Property tax history

+20.4%/yr

Latest (2026): $8,577 · +0.1% YoY. Source: county tax records.