236 Parrish St · Wilkes-Barre, PA 18702

$155,500

3 bd · 1.5 ba · 1,376 sqft · SingleFamily public records · 8 Days on market

Built 1925 Est $147k · 6% over

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Why this score? — see what drove the D 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 +15.5/30.0
• ARV discount +5.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• 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

No Showings until Open House Saturday June 6 from 12-2pm. Welcome to 236 Parrish Street in Wilkes-Barre! This charming home offers 3 bedrooms, 2 bathrooms, and over 1,300 square feet of comfortable living space. The main level features spacious living and dining areas with plenty of natural light, while the functional layout provides room for both everyday living and entertaining.

Key facts

• Listed 8 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Vinyl siding
• Exterior features: Front porch

Interior

• Kitchen: Gas water heater
• Bedrooms: Total of 6 rooms (bedrooms included)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Baseboard heat
• Interior features: Eat-in kitchen; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $156k.

Deal economics

• At list price, monthly cash flow is $62 ($745/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (7.5% below list).
• Recommended offer: $144k (7.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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: Dodson El Sch (math 2% / reading 22%, grade F, #1,362 of 1,518 statewide, top 92%, 486 students, 100% FRL); G A R Ms (math 17% / reading 22%, grade F, #444 of 512 statewide, top 87%, 1,026 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).
• This rent runs 31% 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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $143,887 (7.5% below list)

Questions for the listing agent

1. Built in 1925 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.93% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.71%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $147,232
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
287 Andover St	0.34mi	3/2.0	1,312 (-5%)	2mo	$120,000	$91	73
127 Loomis St	0.09mi	2/2.0 (-1)	1,245 (-10%)	0mo	$124,000	$100	73
223 Poplar St	0.29mi	3/1.0	1,476 (+7%)	2mo	$220,000	$149	71
22 Bruce Ln	0.09mi	3/1.0	1,173 (-15%)	1mo	$125,000	$107	68
382 Parrish St	0.27mi	3/2.0	1,520 (+10%)	0mo	$175,000	$115	68
64 Prospect St	0.27mi	3/1.0	1,231 (-10%)	1mo	$123,000	$100	67
131 Stanton St	0.22mi	3/1.0	1,200 (-13%)	0mo	$110,500	$92	66
368 S Meade St	0.63mi	3/1.5	1,341 (-2%)	2mo	$165,000	$123	64
323 Andover St	0.34mi	4/1.0 (+1)	1,472 (+7%)	3mo	$152,000	$103	63
142 Almond Ln	0.61mi	3/1.5	1,462 (+6%)	1mo	$225,000	$154	60
230 Poplar St	0.27mi	3/1.0	1,200 (-13%)	5mo	$90,000	$75	60
216 Jones St	0.24mi	3/2.5	1,570 (+14%)	3mo	$205,000	$131	58

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: -9.3%
• Equity multiple: 0.65×
• Total profit: $-15,448
• Equity at exit: $23,186

10-year hold

• IRR: 4.6%
• Equity multiple: 1.40×
• Total profit: $17,372
• Equity at exit: $13,445

Cash invested: $43,540 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,439 high
• Mortgage (P&I): −$815
• Tax est. 1.5%: −$194 /mo · $2,332/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $62

Break-even live

Break-even rent $1,360

Max offer price $155,500

Occupancy floor 91%

Sensitivity live

Price	-10% $170	-5% $116	+0% $62	+5% $8	+10% $-45
Rent	-10% $-52	-5% $5	+0% $62	+5% $119	+10% $176
Rate	-1.0pp $140	-0.5pp $102	base $62	+0.5pp $22	+1.0pp $-19

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: $38,875
• Closing costs: $4,665
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
239 Poplar St Wilkes Barre, PA	3.0	1.5	1100	$1,350	$1.23	45d	1	0.26mi
32 Murray St Unit 34 Wilkes-Barre, PA	3.0	1.0	930	$1,100	$1.18	23d	1	0.31mi
96 McLean St Wilkes-Barre Township, PA	3.0	1.0	1535	$1,550	$1.01	45d	1	0.32mi
26 Bradford St Wilkes Barre, PA	3.0	1.5	1056	$1,400	$1.33	15d	1	0.35mi
407 McLean St Wilkes Barre, PA	3.0	1.0	1482	$1,400	$0.94	15d	1	0.38mi
233 Gilligan St Wilkes Barre, PA	3.0	1.0	1440	$1,600	$1.11	23d	1	0.42mi
62 Hutson St Wilkes Barre, PA	2.0	1.0	1100	$1,150	$1.05	45d	1	0.51mi
132 Sambourne St Wilkes Barre, PA	2.0	1.0	1000	$1,250	$1.25	23d	1	0.56mi
75 Wood St Wilkes Barre, PA	2.0	1.0	990	$1,300	$1.31	45d	1	0.60mi
100-102 Westminster St Wilkes-Barre, PA	2.0	1.0	1100	$1,150	$1.05	15d	1	0.61mi
100-102 Westminster St Wilkes-Barre, PA	2.0	1.0	1200	$1,150	$0.96	23d	1	0.61mi
100 Westminster St Wilkes Barre, PA	4.0	1.0	1150	$1,400	$1.22	15d	1	0.61mi
134 Nicholson St Wilkes Barre, PA	4.0	1.0	1200	$1,600	$1.33	23d	1	0.68mi
134 Nicholson St Unit 3 Wilkes-Barre Township, PA	4.0	1.0	1200	$1,500	$1.25	15d	1	0.68mi
34 Barney St Fl Right Wilkes-Barre, PA	2.0	1.0	1000	$1,195	$1.20	45d	1	0.72mi
56 Kent Ln Wilkes Barre, PA	3.0	2.0	1542	$1,800	$1.17	45d	1	0.72mi
403 S Franklin St Wilkes Barre, PA	2.0	1.0	900	$1,050	$1.17	23d	1	0.73mi
44 Eagle Ct Wilkes Barre, PA	1.0–3.0	1.0–1.5	910	$1,999	$2.20	15d	5	0.75mi
100 E Newport St Hanover Township, PA	2.0	1.5	1344	$1,250	$0.93	45d	1	0.78mi
284 Barney St Wilkes Barre, PA	3.0	1.0	1070	$1,600	$1.50	46d	1	0.81mi
131 Academy St Wilkes Barre, PA	3.0	1.0	1300	$1,500	$1.15	45d	1	0.84mi
6 Magnolia St Wilkes Barre, PA	3.0	2.5	1700	$1,450	$0.85	45d	1	0.85mi
68 Circle Dr Hanover Township, PA	3.0	1.5	950	$1,800	$1.89	15d	1	0.86mi
155 W River St Wilkes Barre, PA	3.0	2.0	1100	$1,425	$1.30	45d	1	0.91mi
216 Horton St Wilkes Barre, PA	3.0	1.5	1475	$1,575	$1.07	45d	1	0.92mi
129 Carlisle St Wilkes Barre, PA	2.0	1.0	1005	$1,200	$1.19	15d	1	0.93mi
26 Stanley St Wilkes Barre, PA	2.0	1.0	950	$1,650	$1.74	45d	1	0.99mi
13 Woodbury St Hanover Township, PA	2.0	1.0	1000	$1,100	$1.10	45d	1	1.04mi
104 Old River Rd Wilkes Barre, PA	3.0	1.5	1600	$1,800	$1.12	45d	1	1.06mi
75 Oxford St Hanover Township, PA	2.0	1.0	900	$950	$1.06	15d	1	1.09mi
159 New Mallery Pl Unit 2 Wilkes-Barre, PA	2.0	1.0	1020	$950	$0.93	45d	1	1.09mi
27 Oak St Wilkes Barre, PA	3.0	1.5	1500	$1,700	$1.13	45d	1	1.14mi
51 S Welles St Wilkes Barre, PA	4.0	1.0	1344	$1,600	$1.19	45d	1	1.15mi
342 Horton St Wilkes Barre, PA	3.0	1.5	1472	$1,650	$1.12	15d	1	1.16mi
75 Melrose Ave Apt 2 Wilkes-Barre, PA	2.0	1.0	1150	$1,250	$1.09	45d	1	1.17mi
86 Maffett St Wilkes-Barre, PA	2.0	1.0	1032	$1,300	$1.26	45d	1	1.22mi
67-69 Public Sq #1203 Wilkes Barre, PA	2.0	1.0	875	$1,825	$2.09	45d	1	1.28mi
67-69 Public Sq Wilkes-Barre, PA	2.0	1.0	910	$1,875	$2.06	45d	1	1.29mi
109 Barnes St Unit C Ashley, PA	2.0	1.0	925	$1,045	$1.13	23d	1	1.31mi
92 S Diamond St Wilkes-Barre, PA	3.0	1.0	1150	$1,400	$1.22	45d	1	1.34mi

Listing history 5 events

1. 2026-06-09
   statusdays on market $155,500 Pending 8 DOM
2. 2026-06-08
   days on market $155,500 Active 7 DOM
3. 2026-06-07
   days on market $155,500 Active 6 DOM
4. 2026-06-01
   remarks 383-char remark
5. 2026-06-01
   listed $155,500 Active 1 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°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: $17,266
• − Mortgage interest: −$8,710
• − Property taxes: −$2,332
• − Insurance: −$778
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − Depreciation: −$4,524
• Taxable loss: −$1,840
• Est. tax savings @ 24.0%: +$442
• After-tax cash flow: $1,187/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

1 event — show timeline

• 2026-06-01 Listed $155,500 LCAR

Property tax history

+20.4%/yr

Latest (2026): $8,743 · +0.1% YoY. Source: county tax records.