20 Cross Ln · Wilkes-Barre, PA 18702

$104,000

3 bd · 1.0 ba · 1,332 sqft · SingleFamily public records · 30 Days on market

Built 1930 2,700 sqft lot Est $164k · 37% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• 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

Key facts

• 2,700 sq ft lot
• Listed 30 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $104k.

Deal economics

• At list price, monthly cash flow is $446 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $104k).
• Recommended offer: $102k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.4% 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; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $719 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $102,440 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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: 1.42% ✓
• Cap rate: 11.44%
• Cash-on-cash: 18.39%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $163,836
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Cross Ln	0.00mi	3/1.0	1,350 (+1%)	0mo	$92,500	$69	98
113 Meade St	0.30mi	3/1.0	1,304 (-2%)	4mo	$87,500	$67	79
110 N Fulton St	0.33mi	3/2.0	1,354 (+2%)	2mo	$190,000	$140	76
92 Meade St	0.28mi	3/1.5	1,366 (+3%)	5mo	$110,000	$81	76
187 Grant St	0.44mi	3/1.0	1,392 (+4%)	2mo	$105,000	$75	71
39 Sheridan St	0.20mi	3/2.0	1,472 (+10%)	1mo	$94,000	$64	68
368 S Meade St	0.64mi	3/1.5	1,341 (+1%)	2mo	$165,000	$123	65
251 S Grant St	0.52mi	3/1.5	1,400 (+5%)	1mo	$180,000	$129	64
299 Lehigh St	0.51mi	3/1.0	1,150 (-14%)	3mo	$120,000	$104	51
142 Almond Ln	0.64mi	3/1.5	1,462 (+10%)	1mo	$225,000	$154	51
64 Kent Ln	0.58mi	4/1.0 (+1)	1,512 (+14%)	6mo	$209,000	$138	41
228 Hancock St	0.54mi	4/1.5 (+1)	1,140 (-14%)	4mo	$165,000	$145	41

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: 14.4%
• Equity multiple: 1.60×
• Total profit: $17,513
• Equity at exit: $15,507

10-year hold

• IRR: 25.9%
• Equity multiple: 3.69×
• Total profit: $78,226
• Equity at exit: $8,992

Cash invested: $29,120 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,475 high
• Mortgage (P&I): −$545
• Tax est. 1.5%: −$130 /mo · $1,560/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $446

Break-even live

Break-even rent $910

Max offer price $104,000

Occupancy floor 65%

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: $26,000
• Closing costs: $3,120
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 Logan St Wilkes-Barre, PA	3.0	1.0	1200	$1,125	$0.94	43d	1	0.18mi
92 S Diamond St Wilkes-Barre, PA	3.0	1.0	1150	$1,400	$1.22	43d	1	0.24mi
51 S Welles St Wilkes Barre, PA	4.0	1.0	1344	$1,600	$1.19	43d	1	0.49mi
56 Kent Ln Wilkes Barre, PA	3.0	2.0	1542	$1,800	$1.17	43d	1	0.55mi
2 N Diamond St Wilkes-Barre, PA	3.0	1.0	1000	$1,500	$1.50	20d	1	0.72mi
131 Scott St Wilkes-Barre Township, PA	2.0	1.0	1144	$1,300	$1.14	43d	1	0.77mi
62 Hutson St Wilkes Barre, PA	2.0	1.0	1100	$1,150	$1.05	43d	1	0.79mi
67-69 Public Sq #1203 Wilkes Barre, PA	2.0	1.0	875	$1,825	$2.09	43d	1	0.84mi
67-69 Public Sq Wilkes-Barre, PA	2.0	1.0	910	$1,875	$2.06	43d	1	0.84mi
37 Wyoming St Wilkes Barre, PA	4.0	1.0	1300	$2,200	$1.69	20d	1	0.91mi
261 N Washington St Wilkes Barre, PA	3.0	1.0	1050	$1,400	$1.33	43d	1	0.96mi
32 Murray St Unit 34 Wilkes-Barre, PA	3.0	1.0	930	$1,100	$1.18	20d	1	0.98mi
38 W Market St Unit 3 Wilkes-Barre, PA	2.0	1.0	1388	$1,295	$0.93	13d	1	1.01mi
98 N Franklin St Unit 2 Wilkes-Barre, PA	2.0	2.0	1254	$1,650	$1.32	13d	1	1.03mi
19 N River St Unit 308 Wilkes-Barre, PA	2.0	1.5	910	$1,600	$1.76	13d	1	1.06mi
301 N Main St Unit 2 Wilkes-Barre, PA	3.0	1.0	1050	$1,300	$1.24	20d	1	1.11mi
423 Scott St Apt 1 Wilkes-Barre, PA	3.0	1.0	1100	$1,450	$1.32	43d	1	1.17mi
403 S Franklin St Wilkes Barre, PA	2.0	1.0	900	$1,050	$1.17	20d	1	1.20mi
134 Nicholson St Unit 3 Wilkes-Barre Township, PA	4.0	1.0	1200	$1,500	$1.25	13d	1	1.25mi
134 Nicholson St Wilkes Barre, PA	4.0	1.0	1200	$1,600	$1.33	20d	1	1.25mi
407 McLean St Wilkes Barre, PA	3.0	1.0	1482	$1,400	$0.94	13d	1	1.26mi
132 Sambourne St Wilkes Barre, PA	2.0	1.0	1000	$1,250	$1.25	20d	1	1.27mi
155 W River St Wilkes Barre, PA	3.0	2.0	1100	$1,425	$1.30	43d	1	1.32mi
131 Academy St Wilkes Barre, PA	3.0	1.0	1300	$1,500	$1.15	43d	1	1.32mi
44 Eagle Ct Wilkes Barre, PA	1.0–3.0	1.0–1.5	910	$1,999	$2.20	13d	5	1.33mi
6 Magnolia St Wilkes Barre, PA	3.0	2.5	1700	$1,450	$0.85	43d	1	1.37mi
26 Stanley St Wilkes Barre, PA	2.0	1.0	950	$1,650	$1.74	43d	1	1.44mi
100 Parkway Blvd Kingston, PA	2.0	1.0	650	$1,400	$2.15	13d	1	1.44mi
40 N Dawes Ave Kingston, PA	3.0	1.5	1450	$1,800	$1.24	20d	1	1.45mi
233 Gilligan St Wilkes Barre, PA	3.0	1.0	1440	$1,600	$1.11	20d	1	1.46mi
239 Poplar St Wilkes Barre, PA	3.0	1.5	1100	$1,350	$1.23	43d	1	1.47mi
535 N Franklin St Wilkes Barre, PA	3.0	1.0	1148	$1,359	$1.18	20d	1	1.47mi

Listing history 6 events

1. 2026-03-19
   status Pending
2. 2026-02-17
   listed $104,000 Active
3. 2024-08-17
   historical $1,200
4. 2024-08-06
   listed $1,200
5. 2024-02-18
   historical $1,300
6. 2023-12-15
   listed $1,300

ⓘ 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 3/10 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: $17,697
• − Mortgage interest: −$5,826
• − Property taxes: −$1,560
• − Insurance: −$520
• − Repairs & maintenance: −$1,416
• − Management: −$1,416
• − Depreciation: −$3,025
• Taxable income: $3,934
• Est. tax owed @ 24.0%: −$944
• After-tax cash flow: $4,412/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

+7900.0% since first listed

6 events — show timeline

• 2026-03-19 Pending — LCAR
• 2026-02-17 Listed $104,000 LCAR
• 2024-08-17 Rental Removed $1,200 LCAR
• 2024-08-06 Listed for Rent $1,200 LCAR
• 2024-02-18 Rental Removed $1,300 LCAR
• 2023-12-15 Listed for Rent $1,300 LCAR

Property tax history

+20.4%/yr

Latest (2026): $8,594 · +0.1% YoY. Source: county tax records.