88 Marlboro Ave · Wilkes-Barre, PA 18702

$199,900

6 bd · 4.0 ba · 1,600 sqft · SingleFamily public records · 49 Days on market

Built 1900 2,614 sqft lot $125/sqft · 58% above area Est $253k · 21% under ↓ 20% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +8.1/30.0
• 1% rule +5.1/10.0
• Rent growth +4.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare side-by-side duplex opportunity offering approximately 3,200 total square feet across two spacious 3-bedroom, 2-bath units in the heart of Wilkes-Barre. Each unit features large kitchens, multiple living areas, full basements, and covered front porches, providing a functional layout with strong rental appeal and long-term upside potential. With solid fundamentals and value-add opportunity, this property is ideal for investors looking to expand their portfolio or buyers seeking a house hack by living in one unit while renting the other. The property also includes private yard space and an above-ground pool, adding to its overall appeal. Conveniently located near local amenities, schools, and transportation, this is a rare chance to secure a high-square-footage multi-unit property in a strong rental market.

Key facts

• Large kitchens
• Side-by-side duplex
• Private yard space

Tags

• SIDE-BY-SIDE DUPLEX
• LARGE KITCHENS
• MULTIPLE LIVING AREAS
• FULL BASEMENTS
• COVERED FRONT PORCHES
• PRIVATE YARD SPACE

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-198 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (17.5% below list).
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $165k (17.5% below list) — sets the bar for cash-flow.

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.
• Market conditions: Rents rising fast (+6.8%/yr); 221 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).
• This rent runs 43% 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 $6k 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

• It's been on market 49 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,996 (17.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.01% ✓
• Cap rate: 5.11%
• Cash-on-cash: -4.24%
• DSCR: 0.81
• GRM: 8.2

CMA / ARV

• ARV (median comp): $253,366
• List price: $199,900
• Delta: -21.10%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 sterling Ave	0.44mi	6/2.0	1,520 (-5%)	24mo	$195,000	$128	43
421 Carey Ave	0.39mi	5/2.0 (-1)	1,493 (-7%)	23mo	$185,000	$124	38
30 Oak St	0.57mi	5/1.0 (-1)	1,768 (+10%)	1mo	$245,000	$139	38
238 Academy St	0.48mi	6/2.0	1,802 (+13%)	14mo	$239,900	$133	37
80 Simpson St	0.74mi	5/1.5 (-1)	1,691 (+6%)	6mo	$245,000	$145	36
122 Willow St	0.63mi	5/1.5 (-1)	1,400 (-12%)	17mo	$195,000	$139	21

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: -17.7%
• Equity multiple: 0.35×
• Total profit: $-36,562
• Equity at exit: $29,806

10-year hold

• IRR: -2.3%
• Equity multiple: 0.81×
• Total profit: $-10,775
• Equity at exit: $17,284

Cash invested: $55,972 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,026 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$666 /mo · $7,995/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-198

Break-even live

Break-even rent $2,276

Max offer price $164,996

Occupancy floor —

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
381 S River St Wilkes-Barre, PA	6.0	2.0	1908	$2,400	$1.26	43d	1	0.72mi
279 Hazle St Wilkes Barre, PA	5.0	1.0	1400	$1,400	$1.00	13d	1	1.20mi
249 Parrish St Wilkes Barre, PA	5.0	2.0	2214	$2,000	$0.90	13d	1	1.21mi

Listing history 5 events

1. 2026-05-15
   status Pending 821-char remark

   Show marketing remark (821 chars)

   Rare side-by-side duplex opportunity offering approximately 3,200 total square feet across two spacious 3-bedroom, 2-bath units in the heart of Wilkes-Barre. Each unit features large kitchens, multiple living areas, full basements, and covered front porches, providing a functional layout with strong rental appeal and long-term upside potential. With solid fundamentals and value-add opportunity, this property is ideal for investors looking to expand their portfolio or buyers seeking a house hack by living in one unit while renting the other. The property also includes private yard space and an above-ground pool, adding to its overall appeal. Conveniently located near local amenities, schools, and transportation, this is a rare chance to secure a high-square-footage multi-unit property in a strong rental market.

2. 2026-05-01
   price $199,900 821-char remark

   Show marketing remark (821 chars)

   Rare side-by-side duplex opportunity offering approximately 3,200 total square feet across two spacious 3-bedroom, 2-bath units in the heart of Wilkes-Barre. Each unit features large kitchens, multiple living areas, full basements, and covered front porches, providing a functional layout with strong rental appeal and long-term upside potential. With solid fundamentals and value-add opportunity, this property is ideal for investors looking to expand their portfolio or buyers seeking a house hack by living in one unit while renting the other. The property also includes private yard space and an above-ground pool, adding to its overall appeal. Conveniently located near local amenities, schools, and transportation, this is a rare chance to secure a high-square-footage multi-unit property in a strong rental market.

3. 2026-04-15
   price $209,900 821-char remark

   Show marketing remark (821 chars)

   Rare side-by-side duplex opportunity offering approximately 3,200 total square feet across two spacious 3-bedroom, 2-bath units in the heart of Wilkes-Barre. Each unit features large kitchens, multiple living areas, full basements, and covered front porches, providing a functional layout with strong rental appeal and long-term upside potential. With solid fundamentals and value-add opportunity, this property is ideal for investors looking to expand their portfolio or buyers seeking a house hack by living in one unit while renting the other. The property also includes private yard space and an above-ground pool, adding to its overall appeal. Conveniently located near local amenities, schools, and transportation, this is a rare chance to secure a high-square-footage multi-unit property in a strong rental market.

4. 2026-04-09
   price $219,900 821-char remark

   Show marketing remark (821 chars)

   Rare side-by-side duplex opportunity offering approximately 3,200 total square feet across two spacious 3-bedroom, 2-bath units in the heart of Wilkes-Barre. Each unit features large kitchens, multiple living areas, full basements, and covered front porches, providing a functional layout with strong rental appeal and long-term upside potential. With solid fundamentals and value-add opportunity, this property is ideal for investors looking to expand their portfolio or buyers seeking a house hack by living in one unit while renting the other. The property also includes private yard space and an above-ground pool, adding to its overall appeal. Conveniently located near local amenities, schools, and transportation, this is a rare chance to secure a high-square-footage multi-unit property in a strong rental market.

5. 2026-03-27
   listed $249,900 Active 821-char remark

   Show marketing remark (821 chars)

   Rare side-by-side duplex opportunity offering approximately 3,200 total square feet across two spacious 3-bedroom, 2-bath units in the heart of Wilkes-Barre. Each unit features large kitchens, multiple living areas, full basements, and covered front porches, providing a functional layout with strong rental appeal and long-term upside potential. With solid fundamentals and value-add opportunity, this property is ideal for investors looking to expand their portfolio or buyers seeking a house hack by living in one unit while renting the other. The property also includes private yard space and an above-ground pool, adding to its overall appeal. Conveniently located near local amenities, schools, and transportation, this is a rare chance to secure a high-square-footage multi-unit property in a strong rental market.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $7,995 · $666/mo
• Projected year-2 tax: $7,995 · $666/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 27% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°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: $24,308
• − Mortgage interest: −$11,198
• − Property taxes: −$7,995
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,945
• − Management: −$1,945
• − Depreciation: −$5,815
• Taxable loss: −$5,589
• Est. tax savings @ 24.0%: +$1,341
• After-tax cash flow: $-1,030/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

-20.0% since first listed

5 events — show timeline

• 2026-05-15 Pending — GLVRMLS
• 2026-05-01 Price Changed $199,900 GLVRMLS
• 2026-04-15 Price Changed $209,900 GLVRMLS
• 2026-04-09 Price Changed $219,900 GLVRMLS
• 2026-03-27 Listed $249,900 GLVRMLS

Property tax history

+20.4%/yr

Latest (2026): $7,995 · +0.1% YoY. Source: county tax records.