13 Priestly St · Wilkes-Barre, PA 18702

$129,000

3 bd · 1.0 ba · 1,283 sqft · SingleFamily public records · 12 Days on market

Built 1900 2,178 sqft lot Est $146k · 12% under

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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 +25.0/30.0
• ARV discount +12.8/15.0
• DSCR +8.2/10.0
• 1% rule +6.5/10.0
• 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

Welcome to 13 Priestley Street in Wilkes-Barre. This three-bedroom, one-bath home is located on a quiet dead-end street with minimal traffic. The home offers a functional layout with comfortable living space and nicely sized bedrooms. There is a backyard for outdoor use, whether for relaxing or entertaining. Please note, the photos were taken when the home was vacant. The property is currently owner-occupied. A great opportunity for a buyer or investor looking for a solid property in a convenient location.

Key facts

• Convenient location
• 2,178 sq ft lot
• Built 1900

Tags

• QUIET DEAD-END STREET
• BACKYARD FOR OUTDOOR USE
• CONVENIENT LOCATION

Property features AI

Exterior

• Utilities: Public sewer
• Home design: Single family house; One-story (above grade finished area listed)
• Construction: 1 common wall
• Exterior features: Residential zoning; Subdivision: None

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Unfurnished; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Cap rate 8.9% 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 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.
• Market conditions: Rents rising fast (+6.8%/yr); 221 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 32% 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 $892 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 $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y ago 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.
• Current owner paid $72k; list at $129k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,000

Questions for the listing agent

1. Built in 1900 — 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: 1.15% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.36%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $146,262
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Wyoming St	0.38mi	3/1.0	1,274 (-1%)	0mo	$130,000	$102	81
116 Darling St	0.12mi	3/1.0	1,428 (+11%)	1mo	$170,000	$119	75
334 Main St	0.26mi	3/1.5	1,224 (-5%)	8mo	$120,000	$98	72
59 Bowman St	0.60mi	3/1.0	1,300 (+1%)	3mo	$176,000	$135	68
34 Kidder St	0.62mi	3/1.0	1,235 (-4%)	2mo	$140,000	$113	63
16 Ralph St	0.67mi	3/1.5	1,280 (-0%)	5mo	$137,000	$107	62
121 Gates Ave	0.69mi	3/1.5	1,300 (+1%)	2mo	$185,000	$142	62
97 Kidder St	0.69mi	3/1.0	1,214 (-5%)	8mo	$135,000	$111	52
43 Kidder St	0.65mi	3/1.5	1,400 (+9%)	2mo	$160,000	$114	51
400 Madison St	0.65mi	3/1.0	1,155 (-10%)	8mo	$135,204	$117	47
35 John St	0.61mi	3/2.0	1,161 (-10%)	8mo	$184,000	$158	45
27 Harry St	0.70mi	3/1.0	1,460 (+14%)	6mo	$138,500	$95	39

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: 2.1%
• Equity multiple: 1.08×
• Total profit: $3,017
• Equity at exit: $19,234

10-year hold

• IRR: 15.1%
• Equity multiple: 2.45×
• Total profit: $52,285
• Equity at exit: $11,154

Cash invested: $36,120 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,485 high
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $282

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 76%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 N Main St Unit 2 Wilkes-Barre, PA	3.0	1.0	1050	$1,300	$1.24	21d	1	0.24mi
261 N Washington St Wilkes Barre, PA	3.0	1.0	1050	$1,400	$1.33	43d	1	0.33mi
98 N Franklin St Unit 2 Wilkes-Barre, PA	2.0	2.0	1254	$1,650	$1.32	13d	1	0.37mi
100 Parkway Blvd Kingston, PA	2.0	1.0	650	$1,400	$2.15	13d	1	0.37mi
37 Wyoming St Wilkes Barre, PA	4.0	1.0	1300	$2,200	$1.69	21d	1	0.38mi
535 N Franklin St Wilkes Barre, PA	3.0	1.0	1148	$1,359	$1.18	21d	1	0.49mi
19 N River St Unit 308 Wilkes-Barre, PA	2.0	1.5	910	$1,600	$1.76	13d	1	0.50mi
115 1st Ave Unit 115 Kingston, PA	3.0	1.0	1200	$1,495	$1.25	13d	1	0.52mi
572 N Franklin St Wilkes Barre, PA	2.0	1.0	1042	$1,050	$1.01	21d	1	0.54mi
572 N Franklin St Wilkes Barre, PA	2.0	1.0	1042	$1,100	$1.06	43d	1	0.54mi
40 N Dawes Ave Kingston, PA	3.0	1.5	1450	$1,800	$1.24	21d	1	0.54mi
38 W Market St Unit 3 Wilkes-Barre, PA	2.0	1.0	1388	$1,295	$0.93	13d	1	0.55mi
73 2nd Ave Kingston, PA	2.0	1.0	1200	$950	$0.79	21d	1	0.61mi
67-69 Public Sq Wilkes-Barre, PA	2.0	1.0	910	$1,875	$2.06	43d	1	0.61mi
67-69 Public Sq #1203 Wilkes Barre, PA	2.0	1.0	875	$1,825	$2.09	43d	1	0.62mi
131 Scott St Wilkes-Barre Township, PA	2.0	1.0	1144	$1,300	$1.14	43d	1	0.62mi
400 N Gates Ave Unit 1 Kingston, PA	2.0	2.0	1198	$1,300	$1.09	43d	1	0.65mi
51 S Welles St Wilkes Barre, PA	4.0	1.0	1344	$1,600	$1.19	43d	1	0.88mi
27 S Gates Ave Kingston, PA	3.0	2.0	1200	$1,750	$1.46	21d	1	0.88mi
746 N Washington St Unit 1 Wilkes-Barre, PA	3.0	2.0	1573	$1,500	$0.95	21d	1	0.88mi
13 E Chestnut St Unit 1 Wilkes-Barre, PA	3.0	1.0	900	$1,195	$1.33	43d	1	0.89mi
423 Scott St Apt 1 Wilkes-Barre, PA	3.0	1.0	1100	$1,450	$1.32	43d	1	0.97mi
20 N Loveland Ave Kingston, PA	3.0	2.0	1400	$1,775	$1.27	13d	1	0.99mi
2 N Diamond St Wilkes-Barre, PA	3.0	1.0	1000	$1,500	$1.50	21d	1	1.04mi
36 Logan St Wilkes-Barre, PA	3.0	1.0	1200	$1,125	$0.94	43d	1	1.10mi
11 Holiday Dr Kingston, PA	1.0–3.0	1.0–2.5	1083	$2,639	$2.44	13d	14	1.10mi
200 Gateway Dr Kingston, PA	1.0–3.0	1.0–2.0	1130	$3,219	$2.85	13d	1	1.15mi
266 Rutter Ave Unit 2 Kingston, PA	2.0	1.0	875	$1,270	$1.45	43d	1	1.17mi
238 Rutter Ave Kingston, PA	2.0	1.0	1200	$1,050	$0.88	43d	1	1.18mi
157 E Walnut St Kingston, PA	2.0	1.0	900	$1,000	$1.11	13d	1	1.20mi
151 E Walnut St Kingston, PA	2.0	1.0	900	$1,000	$1.11	13d	1	1.21mi
155 W River St Wilkes Barre, PA	3.0	2.0	1100	$1,425	$1.30	43d	1	1.24mi
26 Stanley St Wilkes Barre, PA	2.0	1.0	950	$1,650	$1.74	43d	1	1.28mi
403 S Franklin St Wilkes Barre, PA	2.0	1.0	900	$1,050	$1.17	21d	1	1.30mi
131 Academy St Wilkes Barre, PA	3.0	1.0	1300	$1,500	$1.15	43d	1	1.31mi
98 E Walnut St Kingston, PA	3.0	1.0	1280	$1,500	$1.17	21d	1	1.31mi
41 Main St Kingston, PA	3.0	1.0	1350	$1,400	$1.04	21d	1	1.33mi
365 N Maple Ave Kingston, PA	3.0	1.0	1600	$1,400	$0.88	21d	1	1.33mi
6 Magnolia St Wilkes Barre, PA	3.0	2.5	1700	$1,450	$0.85	43d	1	1.34mi
47 Price St Apt 2 Kingston, PA	2.0	1.0	1200	$1,200	$1.00	43d	1	1.38mi

Listing history 4 events

1. 2026-05-01
   status Pending
2. 2026-04-19
   listed $129,000 Active
3. 2021-11-30
   soldstatus $72,500
4. 2020-09-09
   listed $70,000

ⓘ 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 2/10 Low
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,820
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$1,426
• − Management: −$1,426
• − Depreciation: −$3,753
• Taxable income: $1,410
• Est. tax owed @ 24.0%: −$338
• After-tax cash flow: $3,042/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

+84.3% since first listed

4 events — show timeline

• 2026-05-01 Pending — PMAR
• 2026-04-19 Listed $129,000 PMAR
• 2021-11-30 Sold (Public Records) $72,500 Public Records
• 2020-09-09 Listed $70,000 LCAR

Property tax history

+20.4%/yr

Latest (2026): $9,325 · +0.1% YoY. Source: county tax records.