278 High St · Wilkes-Barre, PA 18702

$119,900

3 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 179 Days on market

Built 1920 2,000 sqft lot $105/sqft · at area comps Est $122k · at est.

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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 +25.0/30.0
• ARV discount +8.3/15.0
• DSCR +8.2/10.0
• 1% rule +6.5/10.0
• 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

Nicely remodeled starter home with all new flooring & paint, close to downtown & colleges. Economical gas heat, central air, out of flood zone. Rear enclosed sun porch, fenced back yard. Motivated seller !

Key facts

• Economical gas heat
• New flooring
• New paint

Tags

• NEW FLOORING
• NEW PAINT
• CLOSE TO DOWNTOWN
• CLOSE TO COLLEGES
• ECONOMICAL GAS HEAT
• REAR ENCLOSED SUN PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 5.6% 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 lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $829 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $120k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 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 1920 — 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: 1.15% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.35%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (median comp): $121,969
• List price: $119,900
• Delta: -1.70%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
71 Prospect St	0.19mi	3/1.0	1,120 (-2%)	0mo	$115,000	$103	87
131 Stanton St	0.14mi	3/1.0	1,200 (+5%)	0mo	$110,500	$92	85
22 Bruce Ln	0.35mi	3/1.0	1,173 (+2%)	1mo	$125,000	$107	78
64 Prospect St	0.19mi	3/1.0	1,231 (+8%)	1mo	$123,000	$100	77
17 Griffith Ln	0.12mi	2/1.0 (-1)	1,024 (-10%)	2mo	$82,500	$81	70
290 Hazle St	0.42mi	3/1.5	1,088 (-5%)	0mo	$152,000	$140	70
10 Kirkendall Ave	0.62mi	3/1.0	1,100 (-4%)	3mo	$195,000	$177	62
127 Loomis St	0.34mi	2/2.0 (-1)	1,245 (+9%)	0mo	$124,000	$100	60
46 Walnut St	0.49mi	2/1.0 (-1)	1,008 (-12%)	0mo	$99,000	$98	52
82 Gilligan St	0.49mi	2/1.0 (-1)	992 (-13%)	0mo	$160,000	$161	50
287 Andover St	0.48mi	3/2.0	1,312 (+15%)	2mo	$120,000	$91	48
40 Corlear St	0.65mi	3/1.5	1,282 (+12%)	2mo	$215,000	$168	46

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: 2.1%
• Equity multiple: 1.08×
• Total profit: $2,797
• Equity at exit: $17,877

10-year hold

• IRR: 15.1%
• Equity multiple: 2.45×
• Total profit: $48,578
• Equity at exit: $10,367

Cash invested: $33,572 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,380 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $262

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 76%

Sensitivity live

Price	-10% $345	-5% $303	+0% $262	+5% $220	+10% $179
Rent	-10% $153	-5% $207	+0% $262	+5% $316	+10% $371
Rate	-1.0pp $322	-0.5pp $292	base $262	+0.5pp $231	+1.0pp $199

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 Bradford St Wilkes Barre, PA	3.0	1.5	1056	$1,400	$1.33	14d	1	0.22mi
75 Wood St Wilkes Barre, PA	2.0	1.0	990	$1,300	$1.31	45d	1	0.35mi
100 Westminster St Wilkes Barre, PA	4.0	1.0	1150	$1,400	$1.22	14d	1	0.36mi
100-102 Westminster St Wilkes-Barre, PA	2.0	1.0	1100	$1,150	$1.05	14d	1	0.36mi
100-102 Westminster St Wilkes-Barre, PA	2.0	1.0	1200	$1,150	$0.96	22d	1	0.36mi
132 Sambourne St Wilkes Barre, PA	2.0	1.0	1000	$1,250	$1.25	22d	1	0.37mi
239 Poplar St Wilkes Barre, PA	3.0	1.5	1100	$1,350	$1.23	45d	1	0.40mi
34 Barney St Fl Right Wilkes-Barre, PA	2.0	1.0	1000	$1,195	$1.20	45d	1	0.46mi
156 Hanover St Wilkes Barre, PA	3.0	1.0	850	$1,300	$1.53	14d	1	0.49mi
32 Murray St Unit 34 Wilkes-Barre, PA	3.0	1.0	930	$1,100	$1.18	22d	1	0.53mi
403 S Franklin St Wilkes Barre, PA	2.0	1.0	900	$1,050	$1.17	22d	1	0.56mi
62 Hutson St Wilkes Barre, PA	2.0	1.0	1100	$1,150	$1.05	45d	1	0.58mi
62 Hutson St Unit 1 Wilkes-Barre, PA	2.0	1.0	730	$1,250	$1.71	14d	1	0.58mi
284 Barney St Wilkes Barre, PA	3.0	1.0	1070	$1,600	$1.50	45d	1	0.63mi
233 Gilligan St Wilkes Barre, PA	3.0	1.0	1440	$1,600	$1.11	22d	1	0.63mi
407 McLean St Wilkes Barre, PA	3.0	1.0	1482	$1,400	$0.94	14d	1	0.63mi
131 Academy St Wilkes Barre, PA	3.0	1.0	1300	$1,500	$1.15	45d	1	0.64mi
216 Horton St Wilkes Barre, PA	3.0	1.5	1475	$1,575	$1.07	45d	1	0.69mi
129 Carlisle St Wilkes Barre, PA	2.0	1.0	1005	$1,200	$1.19	14d	1	0.71mi
155 W River St Wilkes Barre, PA	3.0	2.0	1100	$1,425	$1.30	45d	1	0.72mi
26 Stanley St Wilkes Barre, PA	2.0	1.0	950	$1,650	$1.74	45d	1	0.78mi
68 Circle Dr Hanover Township, PA	3.0	1.5	950	$1,800	$1.89	14d	1	0.79mi
159 New Mallery Pl Unit 2 Wilkes-Barre, PA	2.0	1.0	1020	$950	$0.93	45d	1	0.86mi
13 Woodbury St Hanover Township, PA	2.0	1.0	1000	$1,100	$1.10	45d	1	0.86mi
224 New Mallery Pl Wilkes Barre, PA	2.0	1.0	850	$1,000	$1.18	14d	1	0.89mi
27 Oak St Wilkes Barre, PA	3.0	1.5	1500	$1,700	$1.13	45d	1	0.91mi
75 Melrose Ave Apt 2 Wilkes-Barre, PA	2.0	1.0	1150	$1,250	$1.09	45d	1	0.91mi
342 Horton St Wilkes Barre, PA	3.0	1.5	1472	$1,650	$1.12	14d	1	0.92mi
75 Oxford St Hanover Township, PA	2.0	1.0	900	$950	$1.06	14d	1	0.93mi
134 Nicholson St Wilkes Barre, PA	4.0	1.0	1200	$1,600	$1.33	22d	1	0.94mi
134 Nicholson St Unit 3 Wilkes-Barre Township, PA	4.0	1.0	1200	$1,500	$1.25	14d	1	0.94mi
780 Hazle St Unit Rear 2nd Fl Ashley, PA	2.0	1.0	850	$975	$1.15	14d	1	0.96mi
86 Maffett St Wilkes-Barre, PA	2.0	1.0	1032	$1,300	$1.26	45d	1	0.96mi
150 S Franklin St Wilkes Barre, PA	2.0	1.0	850	$1,750	$2.06	45d	1	1.00mi
44 Eagle Ct Wilkes Barre, PA	1.0–3.0	1.0–1.5	910	$1,999	$2.20	14d	5	1.01mi
100 E Newport St Hanover Township, PA	2.0	1.5	1344	$1,250	$0.93	45d	1	1.02mi
1321 S Main St Hanover Township, PA	2.0	1.0	800	$1,095	$1.37	45d	1	1.05mi
99 N Main St Ashley, PA	3.0	1.0	700	$1,095	$1.56	45d	1	1.12mi
51 S Welles St Wilkes Barre, PA	4.0	1.0	1344	$1,600	$1.19	45d	1	1.17mi
67-69 Public Sq #1203 Wilkes Barre, PA	2.0	1.0	875	$1,825	$2.09	45d	1	1.22mi

Listing history 21 events

1. 2026-06-18
   days on market $119,900 Active 179 DOM
2. 2026-06-17
   days on market $119,900 Active 178 DOM
3. 2026-06-16
   days on market $119,900 Active 177 DOM
4. 2026-06-15
   days on market $119,900 Active 176 DOM
5. 2026-06-14
   days on market $119,900 Active 174 DOM
6. 2026-06-13
   days on market $119,900 Active 173 DOM
7. 2026-06-10
   days on market $119,900 Active 171 DOM
8. 2026-06-09
   days on market $119,900 Active 170 DOM
9. 2026-06-08
   days on market $119,900 Active 169 DOM
10. 2026-06-07
    days on market $119,900 Active 168 DOM
11. 2026-06-02
    days on market $119,900 Active 163 DOM
12. 2026-06-01
    days on market $119,900 Active 162 DOM
13. 2026-05-31
    days on market $119,900 Active 161 DOM
14. 2026-05-30
    days on market $119,900 Active 160 DOM
15. 2026-05-06
    price $119,900 217-char remark

    Show marketing remark (217 chars)

    Nicely remodeled starter home with all new flooring & paint, close to downtown & colleges. Economical gas heat, central air, out of flood zone. Rear enclosed sun porch, fenced back yard. Motivated seller !

16. 2026-04-29
    price $122,500 217-char remark

    Show marketing remark (217 chars)

    Nicely remodeled starter home with all new flooring & paint, close to downtown & colleges. Economical gas heat, central air, out of flood zone. Rear enclosed sun porch, fenced back yard. Motivated seller !

17. 2026-03-23
    price $129,900 217-char remark

    Show marketing remark (217 chars)

    Nicely remodeled starter home with all new flooring & paint, close to downtown & colleges. Economical gas heat, central air, out of flood zone. Rear enclosed sun porch, fenced back yard. Motivated seller !

18. 2026-03-09
    price $134,900 217-char remark

    Show marketing remark (217 chars)

    Nicely remodeled starter home with all new flooring & paint, close to downtown & colleges. Economical gas heat, central air, out of flood zone. Rear enclosed sun porch, fenced back yard. Motivated seller !

19. 2026-02-23
    price $139,900 217-char remark

    Show marketing remark (217 chars)

    Nicely remodeled starter home with all new flooring & paint, close to downtown & colleges. Economical gas heat, central air, out of flood zone. Rear enclosed sun porch, fenced back yard. Motivated seller !

20. 2025-12-21
    listed $149,900 Active 217-char remark

    Show marketing remark (217 chars)

    Nicely remodeled starter home with all new flooring & paint, close to downtown & colleges. Economical gas heat, central air, out of flood zone. Rear enclosed sun porch, fenced back yard. Motivated seller !

21. 2025-12-15
    soldstatus $50,000

ⓘ 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 ≥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: $16,561
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − Depreciation: −$3,488
• Taxable income: $1,309
• Est. tax owed @ 24.0%: −$314
• After-tax cash flow: $2,826/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

+139.8% since first listed

7 events — show timeline

• 2026-05-06 Price Changed $119,900 LCAR
• 2026-04-29 Price Changed $122,500 LCAR
• 2026-03-23 Price Changed $129,900 LCAR
• 2026-03-09 Price Changed $134,900 LCAR
• 2026-02-23 Price Changed $139,900 LCAR
• 2025-12-21 Listed $149,900 LCAR
• 2025-12-15 Sold (Public Records) $50,000 Public Records

Property tax history

+20.4%/yr

Latest (2026): $7,530 · +0.1% YoY. Source: county tax records.