222 Blackman St · Wilkes-Barre, PA 18702

$115,420

3 bd · 2.0 ba · 1,248 sqft · SingleFamily public records

Built 1935 Est $125k · 8% 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 +26.3/30.0
• ARV discount +10.9/15.0
• DSCR +8.9/10.0
• 1% rule +7.0/10.0
• Rent growth +4.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 222 Blackman St, Wilkes-Barre, PA & acirc; & euro; & rdquo; a well-maintained 3-bedroom, 1-bath home offering approximately 1,250 sq ft of comfortable living space. This move-in-ready property features off-street parking, a rear garage/shed for added storage, and newer mechanicals for added peace of mind. With a practical layout and solid condition, this home is a strong option for a buyer looking for value and convenience. Proof of funds or lender pre-approval is required before scheduling a showing. If interested, call Estephania at [phone] or email [email protected]. Se vende por due & Atilde; & plusmn; o. Casa de 3 habitaciones, 2 ba & At

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 9.4% 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 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); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $798 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 $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,420

Questions for the listing agent

1. Built in 1935 — 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: 1.20% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.09%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $124,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 Loomis St	0.21mi	2/2.0 (-1)	1,245 (-0%)	0mo	$124,000	$100	84
287 Andover St	0.24mi	3/2.0	1,312 (+5%)	2mo	$120,000	$91	79
230 Poplar St	0.16mi	3/1.0	1,200 (-4%)	5mo	$90,000	$75	78
22 Bruce Ln	0.15mi	3/1.0	1,173 (-6%)	1mo	$125,000	$107	78
64 Prospect St	0.35mi	3/1.0	1,231 (-1%)	1mo	$123,000	$100	76
131 Stanton St	0.28mi	3/1.0	1,200 (-4%)	0mo	$110,500	$92	76
242 Poplar St	0.16mi	3/1.0	1,360 (+9%)	5mo	$110,000	$81	69
71 Prospect St	0.33mi	3/1.0	1,120 (-10%)	0mo	$115,000	$103	63
290 Hazle St	0.45mi	3/1.5	1,088 (-13%)	0mo	$152,000	$140	55
14 Green St	0.71mi	3/1.0	1,216 (-3%)	4mo	$70,000	$58	55
76 Mary St	0.67mi	3/1.0	1,152 (-8%)	5mo	$160,000	$139	48
85 Brown St	0.74mi	3/1.0	1,422 (+14%)	4mo	$140,000	$98	35

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: 4.5%
• Equity multiple: 1.18×
• Total profit: $5,908
• Equity at exit: $17,209

10-year hold

• IRR: 17.3%
• Equity multiple: 2.69×
• Total profit: $54,456
• Equity at exit: $9,979

Cash invested: $32,318 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,388 high
• Mortgage (P&I): −$605
• Tax est. 1.5%: −$144 /mo · $1,731/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $299

Break-even live

Break-even rent $1,010

Max offer price $115,420

Occupancy floor 73%

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: $28,855
• Closing costs: $3,463
• 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	43d	1	0.20mi
26 Bradford St Wilkes Barre, PA	3.0	1.5	1056	$1,400	$1.33	13d	1	0.25mi
32 Murray St Unit 34 Wilkes-Barre, PA	3.0	1.0	930	$1,100	$1.18	21d	1	0.41mi
233 Gilligan St Wilkes Barre, PA	3.0	1.0	1440	$1,600	$1.11	21d	1	0.41mi
407 McLean St Wilkes Barre, PA	3.0	1.0	1482	$1,400	$0.94	13d	1	0.43mi
100-102 Westminster St Wilkes-Barre, PA	2.0	1.0	1100	$1,150	$1.05	13d	1	0.53mi
100-102 Westminster St Wilkes-Barre, PA	2.0	1.0	1200	$1,150	$0.96	21d	1	0.53mi
100 Westminster St Wilkes Barre, PA	4.0	1.0	1150	$1,400	$1.22	13d	1	0.54mi
75 Wood St Wilkes Barre, PA	2.0	1.0	990	$1,300	$1.31	43d	1	0.56mi
132 Sambourne St Wilkes Barre, PA	2.0	1.0	1000	$1,250	$1.25	21d	1	0.56mi
62 Hutson St Wilkes Barre, PA	2.0	1.0	1100	$1,150	$1.05	43d	1	0.60mi
62 Hutson St Unit 1 Wilkes-Barre, PA	2.0	1.0	730	$1,250	$1.71	13d	1	0.60mi
34 Barney St Fl Right Wilkes-Barre, PA	2.0	1.0	1000	$1,195	$1.20	43d	1	0.66mi
156 Hanover St Wilkes Barre, PA	3.0	1.0	850	$1,300	$1.53	13d	1	0.67mi
284 Barney St Wilkes Barre, PA	3.0	1.0	1070	$1,600	$1.50	44d	1	0.71mi
134 Nicholson St Wilkes Barre, PA	4.0	1.0	1200	$1,600	$1.33	21d	1	0.74mi
134 Nicholson St Unit 3 Wilkes-Barre Township, PA	4.0	1.0	1200	$1,500	$1.25	13d	1	0.74mi
403 S Franklin St Wilkes Barre, PA	2.0	1.0	900	$1,050	$1.17	21d	1	0.75mi
780 Hazle St Unit Rear 2nd Fl Ashley, PA	2.0	1.0	850	$975	$1.15	13d	1	0.75mi
68 Circle Dr Hanover Township, PA	3.0	1.5	950	$1,800	$1.89	13d	1	0.76mi
44 Eagle Ct Wilkes Barre, PA	1.0–3.0	1.0–1.5	910	$1,999	$2.20	13d	5	0.81mi
100 E Newport St Hanover Township, PA	2.0	1.5	1344	$1,250	$0.93	43d	1	0.81mi
216 Horton St Wilkes Barre, PA	3.0	1.5	1475	$1,575	$1.07	43d	1	0.83mi
129 Carlisle St Wilkes Barre, PA	2.0	1.0	1005	$1,200	$1.19	13d	1	0.84mi
131 Academy St Wilkes Barre, PA	3.0	1.0	1300	$1,500	$1.15	43d	1	0.84mi
99 N Main St Ashley, PA	3.0	1.0	700	$1,095	$1.56	43d	1	0.91mi
155 W River St Wilkes Barre, PA	3.0	2.0	1100	$1,425	$1.30	43d	1	0.92mi
13 Woodbury St Hanover Township, PA	2.0	1.0	1000	$1,100	$1.10	43d	1	0.94mi
75 Oxford St Hanover Township, PA	2.0	1.0	900	$950	$1.06	13d	1	0.98mi
26 Stanley St Wilkes Barre, PA	2.0	1.0	950	$1,650	$1.74	43d	1	0.99mi
1321 S Main St Hanover Township, PA	2.0	1.0	800	$1,095	$1.37	43d	1	1.02mi
27 Oak St Wilkes Barre, PA	3.0	1.5	1500	$1,700	$1.13	43d	1	1.05mi
159 New Mallery Pl Unit 2 Wilkes-Barre, PA	2.0	1.0	1020	$950	$0.93	43d	1	1.07mi
342 Horton St Wilkes Barre, PA	3.0	1.5	1472	$1,650	$1.12	13d	1	1.07mi
224 New Mallery Pl Wilkes Barre, PA	2.0	1.0	850	$1,000	$1.18	13d	1	1.10mi
75 Melrose Ave Apt 2 Wilkes-Barre, PA	2.0	1.0	1150	$1,250	$1.09	43d	1	1.11mi
150 S Franklin St Wilkes Barre, PA	2.0	1.0	850	$1,750	$2.06	43d	1	1.14mi
86 Maffett St Wilkes-Barre, PA	2.0	1.0	1032	$1,300	$1.26	43d	1	1.17mi
51 S Welles St Wilkes Barre, PA	4.0	1.0	1344	$1,600	$1.19	43d	1	1.23mi
109 Barnes St Unit C Ashley, PA	2.0	1.0	925	$1,045	$1.13	21d	1	1.27mi

Listing history 2 events

1. 2026-06-10
   remarks 675-char remark
2. 2026-06-10
   listed $115,420 Under Contract

ⓘ 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 ≥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: $16,653
• − Mortgage interest: −$6,465
• − Property taxes: −$1,731
• − Insurance: −$577
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − Depreciation: −$3,358
• Taxable income: $1,857
• Est. tax owed @ 24.0%: −$446
• After-tax cash flow: $3,138/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

• 2026-06-10 Listed $115,420 FSBO.com

Property tax history

+20.4%/yr

Latest (2026): $10,173 · +0.1% YoY. Source: county tax records.