20 Wyoming St · Wilkes-Barre, PA 18702

$115,500

3 bd · 1.5 ba · 1,476 sqft · SingleFamily public records · 209 Days on market

Built 1896 1,520 sqft lot Est $176k · 34% under ↓ 11% 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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• 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

Well Taken care of Row Home just 2 Blocks from Kings College. This home features 3 Large bedroom with 1.5 baths. first floor laundry and fence back yard. Semi Modern Eat in Kitchen.

Key facts

• Fence back yard
• First floor laundry
• Listed 209 days

Tags

• 2 BLOCKS FROM KINGS COLLEGE
• FIRST FLOOR LAUNDRY
• FENCE BACK YARD
• SEMI MODERN EAT IN KITCHEN

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Townhouse (residential); Two levels; Facing information not provided
• Construction: Brick and vinyl siding exterior; Rubber roof
• Exterior features: Porch; Fenced lot; Cleared lot

Interior

• Kitchen: Electric water heater
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Ceiling fan(s); Electric heating; Baseboard heating
• Interior features: Eat-in kitchen; Fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $116k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $116k).
• Recommended offer: $102k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 49% 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 33% 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 $799 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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 209 days — a 12% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1896 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 209 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 1896 — 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: 1.36% ✓
• Cap rate: 10.85%
• Cash-on-cash: 16.27%
• DSCR: 1.72
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $175,644
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Darling St	0.34mi	3/1.0	1,428 (-3%)	2mo	$170,000	$119	75
43 Kidder St	0.34mi	3/1.5	1,400 (-5%)	2mo	$160,000	$114	74
441 Pennsylvania Ave	0.41mi	3/2.0	1,520 (+3%)	1mo	$217,500	$143	73
50 Butler St	0.39mi	3/1.0	1,512 (+2%)	4mo	$73,000	$48	72
150 Court St	0.32mi	3/1.5	1,614 (+9%)	3mo	$143,600	$89	67
124 Wyoming St	0.20mi	3/1.0	1,274 (-14%)	0mo	$130,000	$102	66
59 Bowman St	0.30mi	3/1.0	1,300 (-12%)	3mo	$176,000	$135	62
178 Kidder St	0.55mi	3/2.0	1,394 (-6%)	3mo	$187,000	$134	60
281 Kidder St	0.74mi	3/1.0	1,450 (-2%)	2mo	$150,000	$103	58
111 Darling St	0.32mi	4/2.5 (+1)	1,632 (+11%)	2mo	$197,700	$121	57
110 N Fulton St	0.60mi	3/2.0	1,354 (-8%)	2mo	$190,000	$140	55
330 Madison St	0.60mi	3/1.0	1,610 (+9%)	4mo	$160,000	$99	52

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: 11.6%
• Equity multiple: 1.48×
• Total profit: $15,512
• Equity at exit: $17,221

10-year hold

• IRR: 23.4%
• Equity multiple: 3.40×
• Total profit: $77,457
• Equity at exit: $9,986

Cash invested: $32,340 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,565 high
• Mortgage (P&I): −$606
• Tax est. 1.5%: −$144 /mo · $1,732/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $438

Break-even live

Break-even rent $1,010

Max offer price $115,500

Occupancy floor 67%

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: $28,875
• Closing costs: $3,465
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Wyoming St Wilkes Barre, PA	4.0	1.0	1300	$2,200	$1.69	21d	1	0.02mi
261 N Washington St Wilkes Barre, PA	3.0	1.0	1050	$1,400	$1.33	44d	1	0.06mi
301 N Main St Unit 2 Wilkes-Barre, PA	3.0	1.0	1050	$1,300	$1.24	21d	1	0.22mi
131 Scott St Wilkes-Barre Township, PA	2.0	1.0	1144	$1,300	$1.14	44d	1	0.27mi
98 N Franklin St Unit 2 Wilkes-Barre, PA	2.0	2.0	1254	$1,650	$1.32	14d	1	0.39mi
67-69 Public Sq Wilkes-Barre, PA	2.0	1.0	910	$1,875	$2.06	44d	1	0.49mi
67-69 Public Sq #1203 Wilkes Barre, PA	2.0	1.0	875	$1,825	$2.09	44d	1	0.50mi
19 N River St Unit 308 Wilkes-Barre, PA	2.0	1.5	910	$1,600	$1.76	14d	1	0.53mi
38 W Market St Unit 3 Wilkes-Barre, PA	2.0	1.0	1388	$1,295	$0.93	14d	1	0.54mi
51 S Welles St Wilkes Barre, PA	4.0	1.0	1344	$1,600	$1.19	44d	1	0.60mi
535 N Franklin St Wilkes Barre, PA	3.0	1.0	1148	$1,359	$1.18	21d	1	0.62mi
100 Parkway Blvd Kingston, PA	2.0	1.0	650	$1,400	$2.15	14d	1	0.68mi
572 N Franklin St Wilkes Barre, PA	2.0	1.0	1042	$1,050	$1.01	21d	1	0.69mi
572 N Franklin St Wilkes Barre, PA	2.0	1.0	1042	$1,100	$1.06	44d	1	0.69mi
2 N Diamond St Wilkes-Barre, PA	3.0	1.0	1000	$1,500	$1.50	21d	1	0.69mi
36 Logan St Wilkes-Barre, PA	3.0	1.0	1200	$1,125	$0.94	44d	1	0.73mi
423 Scott St Apt 1 Wilkes-Barre, PA	3.0	1.0	1100	$1,450	$1.32	44d	1	0.75mi
40 N Dawes Ave Kingston, PA	3.0	1.5	1450	$1,800	$1.24	21d	1	0.79mi
115 1st Ave Unit 115 Kingston, PA	3.0	1.0	1200	$1,495	$1.25	14d	1	0.82mi
73 2nd Ave Kingston, PA	2.0	1.0	1200	$950	$0.79	21d	1	0.90mi
746 N Washington St Unit 1 Wilkes-Barre, PA	3.0	2.0	1573	$1,500	$0.95	21d	1	0.97mi
13 E Chestnut St Unit 1 Wilkes-Barre, PA	3.0	1.0	900	$1,195	$1.33	44d	1	1.00mi
400 N Gates Ave Unit 1 Kingston, PA	2.0	2.0	1198	$1,300	$1.09	44d	1	1.02mi
92 S Diamond St Wilkes-Barre, PA	3.0	1.0	1150	$1,400	$1.22	44d	1	1.11mi
27 S Gates Ave Kingston, PA	3.0	2.0	1200	$1,750	$1.46	21d	1	1.14mi
62 Hutson St Wilkes Barre, PA	2.0	1.0	1100	$1,150	$1.05	44d	1	1.23mi
155 W River St Wilkes Barre, PA	3.0	2.0	1100	$1,425	$1.30	44d	1	1.24mi
403 S Franklin St Wilkes Barre, PA	2.0	1.0	900	$1,050	$1.17	21d	1	1.25mi
56 Kent Ln Wilkes Barre, PA	3.0	2.0	1542	$1,800	$1.17	44d	1	1.26mi
131 Academy St Wilkes Barre, PA	3.0	1.0	1300	$1,500	$1.15	44d	1	1.29mi
20 N Loveland Ave Kingston, PA	3.0	2.0	1400	$1,775	$1.27	14d	1	1.30mi
26 Stanley St Wilkes Barre, PA	2.0	1.0	950	$1,650	$1.74	44d	1	1.31mi
6 Magnolia St Wilkes Barre, PA	3.0	2.5	1700	$1,450	$0.85	44d	1	1.34mi
200 Gateway Dr Kingston, PA	1.0–3.0	1.0–2.0	1130	$3,219	$2.85	14d	1	1.37mi
132 Sambourne St Wilkes Barre, PA	2.0	1.0	1000	$1,250	$1.25	21d	1	1.43mi
11 Holiday Dr Kingston, PA	1.0–3.0	1.0–2.5	1083	$2,639	$2.44	14d	14	1.46mi
159 New Mallery Pl Unit 2 Wilkes-Barre, PA	2.0	1.0	1020	$950	$0.93	44d	1	1.46mi

Listing history 20 events

1. 2026-06-18
   days on market $115,500 Active 209 DOM
2. 2026-06-17
   days on market $115,500 Active 208 DOM
3. 2026-06-16
   days on market $115,500 Active 207 DOM
4. 2026-06-15
   days on market $115,500 Active 206 DOM
5. 2026-06-14
   days on market $115,500 Active 204 DOM
6. 2026-06-13
   days on market $115,500 Active 203 DOM
7. 2026-06-10
   days on market $115,500 Active 201 DOM
8. 2026-06-09
   days on market $115,500 Active 200 DOM
9. 2026-06-08
   days on market $115,500 Active 199 DOM
10. 2026-06-07
    days on market $115,500 Active 198 DOM
11. 2026-06-02
    days on market $115,500 Active 193 DOM
12. 2026-06-01
    days on market $115,500 Active 192 DOM
13. 2026-05-31
    days on market $115,500 Active 191 DOM
14. 2026-05-30
    days on market $115,500 Active 190 DOM
15. 2026-05-18
    status Active
16. 2026-05-18
    price $115,500
17. 2026-02-12
    status Pending
18. 2025-10-29
    price $107,500
19. 2025-09-24
    price $119,900
20. 2025-08-16
    listed $129,900 Active

ⓘ 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 6/10 Major FEMA zone X · 71% 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 4% 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: $18,784
• − Mortgage interest: −$6,470
• − Property taxes: −$1,732
• − Insurance: −$578
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − Depreciation: −$3,360
• Taxable income: $3,639
• Est. tax owed @ 24.0%: −$873
• After-tax cash flow: $4,388/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

-11.1% since first listed

6 events — show timeline

• 2026-05-18 Relisted — LCAR
• 2026-05-18 Price Changed $115,500 LCAR
• 2026-02-12 Pending — LCAR
• 2025-10-29 Price Changed $107,500 LCAR
• 2025-09-24 Price Changed $119,900 LCAR
• 2025-08-16 Listed $129,900 LCAR

Property tax history

+20.4%/yr

Latest (2026): $6,848 · +0.1% YoY. Source: county tax records.