22 John St · Wilkes-Barre, PA 18702

$85,500

3 bd · 1.0 ba · 1,289 sqft · SingleFamily public records · 142 Days on market

Built 1928 $66/sqft · 40% below area Est $142k · 40% under ↓ 26% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Three bedroom one bath single, gas heat, small yard, storage shed. Property is HUD owned and being sold in as is condition, buyer pays all transfer tax, occupancy fees and deed prep, for additional information and to place a bid go too www. hudhomestore. gov case # 441-919952

Key facts

• Listed 142 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $578 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.4% 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 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 $591 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 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 1928 — 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. 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.
6. 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.
7. 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: 1.73% ✓
• Cap rate: 14.40%
• Cash-on-cash: 28.96%
• DSCR: 2.29
• GRM: 4.8

CMA / ARV

• ARV (median comp): $141,527
• List price: $85,500
• Delta: -39.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Ralph St	0.09mi	3/1.5	1,280 (-1%)	5mo	$137,000	$107	88
124 Wyoming St	0.30mi	3/1.0	1,274 (-1%)	0mo	$130,000	$102	84
59 Bowman St	0.32mi	3/1.0	1,300 (+1%)	3mo	$176,000	$135	82
34 Kidder St	0.34mi	3/1.0	1,235 (-4%)	2mo	$140,000	$113	75
97 Kidder St	0.27mi	3/1.0	1,214 (-6%)	8mo	$135,000	$111	72
178 Kidder St	0.21mi	3/2.0	1,394 (+8%)	3mo	$187,000	$134	70
27 Harry St	0.12mi	3/1.0	1,460 (+13%)	6mo	$138,500	$95	67
43 Kidder St	0.33mi	3/1.5	1,400 (+9%)	2mo	$160,000	$114	66
734 Pennsylvania Ave	0.46mi	3/1.0	1,220 (-5%)	5mo	$140,000	$115	66
281 Kidder St	0.32mi	3/1.0	1,450 (+12%)	2mo	$150,000	$103	62
294 Kidder St	0.32mi	3/1.0	1,462 (+13%)	2mo	$190,000	$130	61
116 Darling St	0.50mi	3/1.0	1,428 (+11%)	1mo	$170,000	$119	58

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: 27.6%
• Equity multiple: 2.21×
• Total profit: $28,897
• Equity at exit: $12,748

10-year hold

• IRR: 37.3%
• Equity multiple: 5.14×
• Total profit: $98,996
• Equity at exit: $7,392

Cash invested: $23,940 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,479 high
• Mortgage (P&I): −$448
• Tax est. 1.5%: −$107 /mo · $1,282/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $578

Break-even live

Break-even rent $748

Max offer price $85,500

Occupancy floor 56%

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: $21,375
• Closing costs: $2,565
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
535 N Franklin St Wilkes Barre, PA	3.0	1.0	1148	$1,359	$1.18	21d	1	0.36mi
301 N Main St Unit 2 Wilkes-Barre, PA	3.0	1.0	1050	$1,300	$1.24	21d	1	0.37mi
423 Scott St Apt 1 Wilkes-Barre, PA	3.0	1.0	1100	$1,450	$1.32	44d	1	0.39mi
131 Scott St Wilkes-Barre Township, PA	2.0	1.0	1144	$1,300	$1.14	44d	1	0.41mi
572 N Franklin St Wilkes Barre, PA	2.0	1.0	1042	$1,050	$1.01	21d	1	0.42mi
572 N Franklin St Wilkes Barre, PA	2.0	1.0	1042	$1,100	$1.06	44d	1	0.42mi
261 N Washington St Wilkes Barre, PA	3.0	1.0	1050	$1,400	$1.33	44d	1	0.43mi
37 Wyoming St Wilkes Barre, PA	4.0	1.0	1300	$2,200	$1.69	21d	1	0.44mi
746 N Washington St Unit 1 Wilkes-Barre, PA	3.0	2.0	1573	$1,500	$0.95	21d	1	0.57mi
13 E Chestnut St Unit 1 Wilkes-Barre, PA	3.0	1.0	900	$1,195	$1.33	44d	1	0.62mi
2 N Diamond St Wilkes-Barre, PA	3.0	1.0	1000	$1,500	$1.50	21d	1	0.64mi
98 N Franklin St Unit 2 Wilkes-Barre, PA	2.0	2.0	1254	$1,650	$1.32	14d	1	0.81mi
67-69 Public Sq Wilkes-Barre, PA	2.0	1.0	910	$1,875	$2.06	44d	1	0.96mi
100 Parkway Blvd Kingston, PA	2.0	1.0	650	$1,400	$2.15	14d	1	0.96mi
19 N River St Unit 308 Wilkes-Barre, PA	2.0	1.5	910	$1,600	$1.76	14d	1	0.97mi
67-69 Public Sq #1203 Wilkes Barre, PA	2.0	1.0	875	$1,825	$2.09	44d	1	0.97mi
38 W Market St Unit 3 Wilkes-Barre, PA	2.0	1.0	1388	$1,295	$0.93	14d	1	0.99mi
36 Logan St Wilkes-Barre, PA	3.0	1.0	1200	$1,125	$0.94	44d	1	1.00mi
51 S Welles St Wilkes Barre, PA	4.0	1.0	1344	$1,600	$1.19	44d	1	1.03mi
115 1st Ave Unit 115 Kingston, PA	3.0	1.0	1200	$1,495	$1.25	14d	1	1.11mi
40 N Dawes Ave Kingston, PA	3.0	1.5	1450	$1,800	$1.24	21d	1	1.13mi
400 N Gates Ave Unit 1 Kingston, PA	2.0	2.0	1198	$1,300	$1.09	44d	1	1.18mi
73 2nd Ave Kingston, PA	2.0	1.0	1200	$950	$0.79	21d	1	1.20mi
92 S Diamond St Wilkes-Barre, PA	3.0	1.0	1150	$1,400	$1.22	44d	1	1.34mi
11 Holiday Dr Kingston, PA	1.0–3.0	1.0–2.5	1083	$2,639	$2.44	14d	14	1.38mi
27 S Gates Ave Kingston, PA	3.0	2.0	1200	$1,750	$1.46	21d	1	1.47mi

Listing history 5 events

1. 2026-05-11
   status Pending 278-char remark

   Show marketing remark (278 chars)

   Three bedroom one bath single, gas heat, small yard, storage shed. Property is HUD owned and being sold in as is condition, buyer pays all transfer tax, occupancy fees and deed prep, for additional information and to place a bid go too www. hudhomestore. gov case # 441-919952

2. 2026-05-01
   price $85,500 278-char remark

   Show marketing remark (278 chars)

   Three bedroom one bath single, gas heat, small yard, storage shed. Property is HUD owned and being sold in as is condition, buyer pays all transfer tax, occupancy fees and deed prep, for additional information and to place a bid go too www. hudhomestore. gov case # 441-919952

3. 2026-03-31
   price $94,500 278-char remark

   Show marketing remark (278 chars)

   Three bedroom one bath single, gas heat, small yard, storage shed. Property is HUD owned and being sold in as is condition, buyer pays all transfer tax, occupancy fees and deed prep, for additional information and to place a bid go too www. hudhomestore. gov case # 441-919952

4. 2026-02-04
   price $104,500 278-char remark

   Show marketing remark (278 chars)

   Three bedroom one bath single, gas heat, small yard, storage shed. Property is HUD owned and being sold in as is condition, buyer pays all transfer tax, occupancy fees and deed prep, for additional information and to place a bid go too www. hudhomestore. gov case # 441-919952

5. 2025-12-20
   listed $116,000 Active 278-char remark

   Show marketing remark (278 chars)

   Three bedroom one bath single, gas heat, small yard, storage shed. Property is HUD owned and being sold in as is condition, buyer pays all transfer tax, occupancy fees and deed prep, for additional information and to place a bid go too www. hudhomestore. gov case # 441-919952

ⓘ 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: $17,751
• − Mortgage interest: −$4,789
• − Property taxes: −$1,282
• − Insurance: −$428
• − Repairs & maintenance: −$1,420
• − Management: −$1,420
• − Depreciation: −$2,487
• Taxable income: $5,924
• Est. tax owed @ 24.0%: −$1,422
• After-tax cash flow: $5,511/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

-26.3% since first listed

5 events — show timeline

• 2026-05-11 Pending — LCAR
• 2026-05-01 Price Changed $85,500 LCAR
• 2026-03-31 Price Changed $94,500 LCAR
• 2026-02-04 Price Changed $104,500 LCAR
• 2025-12-20 Listed $116,000 LCAR

Property tax history

+20.4%/yr

Latest (2026): $9,458 · +0.1% YoY. Source: county tax records.