273 Grant St · Wilkes-Barre, PA 18702

$147,000

3 bd · 1.0 ba · 1,312 sqft · SingleFamily public records · 172 Days on market

Built 1907 $112/sqft · 25% above area Est $117k · 26% 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 +18.9/30.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• 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

Why rent when you can own? Discover this charming three-bedroom, one-bath home nestled in the peaceful Mayflower section of Wilkes-Barre! Enjoy the tranquility of this desirable neighborhood while building equity instead of paying rent. This inviting home features updated flooring, a modern kitchen, off-street parking, and a spacious yard.

Key facts

• Spacious yard
• Updated flooring
• Modern kitchen

Tags

• UPDATED FLOORING
• MODERN KITCHEN
• OFF-STREET PARKING
• SPACIOUS YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $147k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $147k).
• Recommended offer: $129k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $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 $41k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($129k) 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.
• Current owner paid $62k; list at $147k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1907 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.00% ✓
• Cap rate: 7.52%
• Cash-on-cash: 4.37%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (median comp): $116,927
• List price: $147,000
• Delta: 25.72%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
251 S Grant St	0.04mi	3/1.5	1,400 (+7%)	1mo	$180,000	$129	84
187 Grant St	0.16mi	3/1.0	1,392 (+6%)	2mo	$105,000	$75	81
368 S Meade St	0.27mi	3/1.5	1,341 (+2%)	2mo	$165,000	$123	80
20 Cross Ln	0.56mi	3/1.0	1,350 (+3%)	0mo	$92,500	$69	69
142 Almond Ln	0.23mi	3/1.5	1,462 (+11%)	1mo	$225,000	$154	67
64 Prospect St	0.61mi	3/1.0	1,231 (-6%)	1mo	$123,000	$100	60
39 Sheridan St	0.37mi	3/2.0	1,472 (+12%)	1mo	$94,000	$64	57
131 Stanton St	0.67mi	3/1.0	1,200 (-8%)	0mo	$110,500	$92	55
110 N Fulton St	0.75mi	3/2.0	1,354 (+3%)	2mo	$190,000	$140	54
127 Loomis St	0.65mi	2/2.0 (-1)	1,245 (-5%)	0mo	$124,000	$100	52
22 Bruce Ln	0.74mi	3/1.0	1,173 (-11%)	1mo	$125,000	$107	47
71 Prospect St	0.61mi	3/1.0	1,120 (-15%)	0mo	$115,000	$103	47

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: -5.2%
• Equity multiple: 0.80×
• Total profit: $-8,340
• Equity at exit: $21,918

10-year hold

• IRR: 8.5%
• Equity multiple: 1.76×
• Total profit: $31,407
• Equity at exit: $12,710

Cash invested: $41,160 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,475 high
• Mortgage (P&I): −$771
• Tax est. 1.5%: −$184 /mo · $2,205/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $150

Break-even live

Break-even rent $1,286

Max offer price $147,000

Occupancy floor 85%

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: $36,750
• Closing costs: $4,410
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
56 Kent Ln Wilkes Barre, PA	3.0	2.0	1542	$1,800	$1.17	43d	1	0.27mi
62 Hutson St Wilkes Barre, PA	2.0	1.0	1100	$1,150	$1.05	43d	1	0.27mi
51 S Welles St Wilkes Barre, PA	4.0	1.0	1344	$1,600	$1.19	43d	1	0.43mi
32 Murray St Unit 34 Wilkes-Barre, PA	3.0	1.0	930	$1,100	$1.18	21d	1	0.54mi
36 Logan St Wilkes-Barre, PA	3.0	1.0	1200	$1,125	$0.94	43d	1	0.61mi
92 S Diamond St Wilkes-Barre, PA	3.0	1.0	1150	$1,400	$1.22	43d	1	0.68mi
67-69 Public Sq #1203 Wilkes Barre, PA	2.0	1.0	875	$1,825	$2.09	43d	1	0.70mi
67-69 Public Sq Wilkes-Barre, PA	2.0	1.0	910	$1,875	$2.06	43d	1	0.71mi
403 S Franklin St Wilkes Barre, PA	2.0	1.0	900	$1,050	$1.17	21d	1	0.73mi
132 Sambourne St Wilkes Barre, PA	2.0	1.0	1000	$1,250	$1.25	21d	1	0.76mi
38 W Market St Unit 3 Wilkes-Barre, PA	2.0	1.0	1388	$1,295	$0.93	13d	1	0.85mi
131 Academy St Wilkes Barre, PA	3.0	1.0	1300	$1,500	$1.15	43d	1	0.86mi
407 McLean St Wilkes Barre, PA	3.0	1.0	1482	$1,400	$0.94	13d	1	0.87mi
155 W River St Wilkes Barre, PA	3.0	2.0	1100	$1,425	$1.30	43d	1	0.88mi
6 Magnolia St Wilkes Barre, PA	3.0	2.5	1700	$1,450	$0.85	43d	1	0.91mi
19 N River St Unit 308 Wilkes-Barre, PA	2.0	1.5	910	$1,600	$1.76	13d	1	0.92mi
98 N Franklin St Unit 2 Wilkes-Barre, PA	2.0	2.0	1254	$1,650	$1.32	13d	1	0.96mi
134 Nicholson St Unit 3 Wilkes-Barre Township, PA	4.0	1.0	1200	$1,500	$1.25	13d	1	0.98mi
134 Nicholson St Wilkes Barre, PA	4.0	1.0	1200	$1,600	$1.33	21d	1	0.98mi
75 Wood St Wilkes Barre, PA	2.0	1.0	990	$1,300	$1.31	43d	1	0.99mi
26 Stanley St Wilkes Barre, PA	2.0	1.0	950	$1,650	$1.74	43d	1	1.00mi
239 Poplar St Wilkes Barre, PA	3.0	1.5	1100	$1,350	$1.23	43d	1	1.00mi
131 Scott St Wilkes-Barre Township, PA	2.0	1.0	1144	$1,300	$1.14	43d	1	1.05mi
96 McLean St Wilkes-Barre Township, PA	3.0	1.0	1535	$1,550	$1.01	43d	1	1.05mi
233 Gilligan St Wilkes Barre, PA	3.0	1.0	1440	$1,600	$1.11	21d	1	1.05mi
26 Bradford St Wilkes Barre, PA	3.0	1.5	1056	$1,400	$1.33	13d	1	1.05mi
37 Wyoming St Wilkes Barre, PA	4.0	1.0	1300	$2,200	$1.69	21d	1	1.05mi
44 Eagle Ct Wilkes Barre, PA	1.0–3.0	1.0–1.5	910	$1,999	$2.20	13d	5	1.07mi
261 N Washington St Wilkes Barre, PA	3.0	1.0	1050	$1,400	$1.33	43d	1	1.10mi
100 Westminster St Wilkes Barre, PA	4.0	1.0	1150	$1,400	$1.22	13d	1	1.14mi
100-102 Westminster St Wilkes-Barre, PA	2.0	1.0	1100	$1,150	$1.05	13d	1	1.14mi
100-102 Westminster St Wilkes-Barre, PA	2.0	1.0	1200	$1,150	$0.96	21d	1	1.14mi
34 Barney St Fl Right Wilkes-Barre, PA	2.0	1.0	1000	$1,195	$1.20	43d	1	1.15mi
2 N Diamond St Wilkes-Barre, PA	3.0	1.0	1000	$1,500	$1.50	21d	1	1.16mi
159 New Mallery Pl Unit 2 Wilkes-Barre, PA	2.0	1.0	1020	$950	$0.93	43d	1	1.17mi
100 E Newport St Hanover Township, PA	2.0	1.5	1344	$1,250	$0.93	43d	1	1.22mi
301 N Main St Unit 2 Wilkes-Barre, PA	3.0	1.0	1050	$1,300	$1.24	21d	1	1.25mi
104 Old River Rd Wilkes Barre, PA	3.0	1.5	1600	$1,800	$1.12	43d	1	1.27mi
40 N Dawes Ave Kingston, PA	3.0	1.5	1450	$1,800	$1.24	21d	1	1.29mi
100 Parkway Blvd Kingston, PA	2.0	1.0	650	$1,400	$2.15	13d	1	1.35mi

Listing history 6 events

1. 2026-05-06
   status Pending 341-char remark

   Show marketing remark (341 chars)

   Why rent when you can own? Discover this charming three-bedroom, one-bath home nestled in the peaceful Mayflower section of Wilkes-Barre! Enjoy the tranquility of this desirable neighborhood while building equity instead of paying rent. This inviting home features updated flooring, a modern kitchen, off-street parking, and a spacious yard.

2. 2026-04-29
   status Active 341-char remark

   Show marketing remark (341 chars)

   Why rent when you can own? Discover this charming three-bedroom, one-bath home nestled in the peaceful Mayflower section of Wilkes-Barre! Enjoy the tranquility of this desirable neighborhood while building equity instead of paying rent. This inviting home features updated flooring, a modern kitchen, off-street parking, and a spacious yard.

3. 2026-04-10
   status Pending 341-char remark

   Show marketing remark (341 chars)

   Why rent when you can own? Discover this charming three-bedroom, one-bath home nestled in the peaceful Mayflower section of Wilkes-Barre! Enjoy the tranquility of this desirable neighborhood while building equity instead of paying rent. This inviting home features updated flooring, a modern kitchen, off-street parking, and a spacious yard.

4. 2025-12-17
   price $147,000 341-char remark

   Show marketing remark (341 chars)

   Why rent when you can own? Discover this charming three-bedroom, one-bath home nestled in the peaceful Mayflower section of Wilkes-Barre! Enjoy the tranquility of this desirable neighborhood while building equity instead of paying rent. This inviting home features updated flooring, a modern kitchen, off-street parking, and a spacious yard.

5. 2025-10-22
   listed $149,000 Active 341-char remark

   Show marketing remark (341 chars)

   Why rent when you can own? Discover this charming three-bedroom, one-bath home nestled in the peaceful Mayflower section of Wilkes-Barre! Enjoy the tranquility of this desirable neighborhood while building equity instead of paying rent. This inviting home features updated flooring, a modern kitchen, off-street parking, and a spacious yard.

6. 2005-09-23
   soldstatus $62,500

ⓘ 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 ≥95°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: $17,706
• − Mortgage interest: −$8,234
• − Property taxes: −$2,205
• − Insurance: −$735
• − Repairs & maintenance: −$1,416
• − Management: −$1,416
• − Depreciation: −$4,276
• Taxable loss: −$578
• Est. tax savings @ 24.0%: +$139
• After-tax cash flow: $1,936/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

+135.2% since first listed

6 events — show timeline

• 2026-05-06 Pending — LCAR
• 2026-04-29 Relisted — LCAR
• 2026-04-10 Pending — LCAR
• 2025-12-17 Price Changed $147,000 LCAR
• 2025-10-22 Listed $149,000 LCAR
• 2005-09-23 Sold (Public Records) $62,500 Public Records

Property tax history

+20.4%/yr

Latest (2026): $10,372 · +0.1% YoY. Source: county tax records.