210 Sambourne St · Wilkes-Barre, PA 18701

$180,000

6 bd · 5.0 ba · 1,220 sqft · SingleFamily public records · 88 Days on market

Built 1920 $148/sqft · 180% above area Est $179k · at est.

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Why this score? — see what drove the F 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).

• ARV discount +7.3/15.0
• Appreciation +6.3/10.0
• Cash flow +6.1/30.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• DSCR +0.5/10.0

Key facts

• Listed 88 days

What this means for you Summary

Snapshot

• This is a 6-bed/5.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-333 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (32.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (22.2% below list).
• Recommended offer: $121k (32.6% below list) — sets the bar for cash-flow.
• Cap rate 4.1% vs local median 5.7% in Wilkes-Barre — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads: area grade F — 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: 3 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (2.5% local appreciation)).
• Luzerne County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,236 (32.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 4.08%
• Cash-on-cash: -7.92%
• DSCR: 0.65
• GRM: 10.7

CMA / ARV

• ARV (median comp): $179,041
• List price: $180,000
• Delta: 0.54%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70 Academy St	0.36mi	6/2.0	1,150 (-6%)	22mo	$85,000	$74	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.3%
• Equity multiple: 0.93×
• Total profit: $-3,735
• Equity at exit: $76,284

10-year hold

• IRR: 3.0%
• Equity multiple: 1.44×
• Total profit: $22,158
• Equity at exit: $114,066

Cash invested: $50,400 (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 18701

• Home prices YoY: 1.0%
• Active inventory: 3
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$420 /mo · $5,037/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-333

Break-even live

Break-even rent $1,821

Max offer price $121,236

Occupancy floor —

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
279 Hazle St Wilkes Barre, PA	5.0	1.0	1400	$1,400	$1.00	13d	1	0.49mi

Listing history 16 events

1. 2026-06-13
   statusdays on market $180,000 Pending 88 DOM
2. 2026-06-10
   days on market $180,000 Active 87 DOM
3. 2026-06-09
   days on market $180,000 Active 86 DOM
4. 2026-06-08
   days on market $180,000 Active 85 DOM
5. 2026-06-07
   days on market $180,000 Active 84 DOM
6. 2026-06-02
   days on market $180,000 Active 79 DOM
7. 2026-06-01
   days on market $180,000 Active 78 DOM
8. 2026-05-31
   days on market $180,000 Active 77 DOM
9. 2026-05-30
   days on market $180,000 Active 76 DOM
10. 2026-05-13
    status Active
11. 2026-05-05
    status Pending
12. 2026-05-05
    status Active
13. 2026-03-11
    status Pending
14. 2026-02-28
    status Active
15. 2025-11-16
    historical
16. 2025-09-29
    listed $180,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $5,037 · $420/mo
• Projected year-2 tax: $5,037 · $420/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 68% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°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: $16,800
• − Mortgage interest: −$10,083
• − Property taxes: −$5,037
• − Insurance: −$900
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$5,236
• Taxable loss: −$7,144
• Est. tax savings @ 24.0%: +$1,714
• After-tax cash flow: $-2,277/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
• City population: 73,981
• Population (ZIP): 3,926

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: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 14% Black 9% Two or more races 9% Asian 3%
• Hispanic origin (detail): Puerto Rican 4% Dominican 5%
• Common ancestry: Romanian 8% Iranian 2% Scotch-Irish 1%
• Foreign-born: 9% · Canada, Jamaica, Guatemala
• Languages at home: 85% English-only · Spanish 11% Chinese 1% Vietnamese 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: ▲ 2.54%
• Current HPI: 260.3821
• Rent YoY: —
• Metro: —
• 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

7 events — show timeline

• 2026-05-13 Relisted — LCAR
• 2026-05-05 Pending — LCAR
• 2026-05-05 Relisted — LCAR
• 2026-03-11 Pending — LCAR
• 2026-02-28 Relisted — LCAR
• 2025-11-16 Delisted — LCAR
• 2025-09-29 Listed $180,000 LCAR

Property tax history

+20.4%/yr

Latest (2026): $5,037 · +0.1% YoY. Source: county tax records.