164 E Wilkes Barre St · Easton, PA 18042

$255,000

5 bd · 2.0 ba · 1,728 sqft · SingleFamily public records · 33 Days on market

Built 1900 2,875 sqft lot Est $232k · 10% over

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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 +21.5/30.0
• DSCR +6.9/10.0
• 1% rule +5.9/10.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Schools +3.3/10.0
• ARV discount +2.9/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Highest and Best due 6/21 at 10am. This 4 bedroom 2 full bathroom has 9 ft. ceilings and hardwood floors that retain the charm of this 1900's house. Comes with central A/C and economical gas heat!! A remodeled kitchen enhances the charm with high end maple cabinets, granite countertops, center island with bar and nice appliances. Newly repainted sun porch on 2nd floor that is a nice addition to the house. There is a spacious deck in the rear and front porch for outdoor living. The backyard has a lot of potential that also includes a one car off street parking spot. Close to Routes 78, 33, and 22, also close to Downtown Easton and New Jersey. Schedule your showing today!!

Key facts

• Built 1900
• Listed 33 days

Property features AI

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Public water; Public sewer; Gas water heater
• Home design: 2-story building; Brick construction; Asphalt/fiberglass roof; Above-grade finished area reported as 1,728
• Construction: Brick exterior; Asphalt/fiberglass roof; Full basement
• Exterior features: Deck; Porch; Yard with fencing

Interior

• Kitchen: Refrigerator; Microwave; Electric oven; Dishwasher; Kitchen island
• Bedrooms: Bedroom on third level (16.7 x 10.1); Bedroom on third level (11.1 x 17.1); Bedroom on second level (9.6 x 10.9); Bedroom on second level (7.9 x 11.4)
• Flooring: Hardwood
• Bathrooms: Two full bathrooms (one on first level, one on second level)
• Heating & cooling: Forced air heating (gas); Central air conditioning; Ceiling fans
• Interior features: Hardwood floors; Dining area; Kitchen island; Main-level family room; Full basement
• Laundry & utility: Washer hookup; Dryer hookup; Laundry room on lower level; Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).
• Recommended offer: $247k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 4.2% in Easton — 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 84/100 on livability (#92 in PA, #667 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools C-.
• Easton Area SD (suburban): math 31% / reading 44% proficiency, ranked #364 of 539 in PA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.9%/yr); 185 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 567 units permitted in Northampton County in 2024 (151 in 5+ unit buildings).
• This rent runs 43% of the median local income ($78k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 25y ago 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.
• Current owner paid $185k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $247,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.09% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.46%
• DSCR: 1.29
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $231,552
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
133 E Madison St	0.17mi	4/2.0 (-1)	1,832 (+6%)	4mo	$235,000	$128	74
237 W Berwick St	0.27mi	4/1.0 (-1)	1,900 (+10%)	5mo	$252,000	$133	58
374 Nesquehoning St	0.44mi	4/1.5 (-1)	1,796 (+4%)	11mo	$239,900	$134	57
399 E Kleinhans St	0.26mi	4/3.5 (-1)	1,792 (+4%)	21mo	$400,000	$223	53
302 Vista Dr	0.53mi	4/2.5 (-1)	1,910 (+10%)	7mo	$399,900	$209	45
123 Northampton St	0.71mi	4/2.0 (-1)	1,586 (-8%)	12mo	$180,000	$113	38

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 · 4.94% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.84×
• Total profit: $-11,273
• Equity at exit: $38,021

10-year hold

• IRR: 7.7%
• Equity multiple: 1.64×
• Total profit: $45,483
• Equity at exit: $22,048

Cash invested: $71,400 (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 18042

• Rents YoY: 4.9%
• Active inventory: 185
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,768 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$359 /mo · $4,307/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$581
• Net cashflow: $384

Break-even live

Break-even rent $2,282

Max offer price $255,000

Occupancy floor 81%

Sensitivity live

Price	-10% $529	-5% $456	+0% $384	+5% $312	+10% $240
Rent	-10% $166	-5% $275	+0% $384	+5% $494	+10% $603
Rate	-1.0pp $513	-0.5pp $449	base $384	+0.5pp $318	+1.0pp $251

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 Highlands Cir Easton, PA	4.0	2.5	1955	$3,400	$1.74	3d	1	0.35mi
804 Reynolds St Easton, PA	5.0	1.0	1260	$2,200	$1.75	24d	1	0.73mi
35 N 9th St Easton, PA	4.0	2.0	1512	$2,250	$1.49	3d	1	1.03mi
912 Spring Garden St Easton, PA	4.0	2.0	1534	$2,400	$1.56	44d	1	1.12mi
61 Rose St Phillipsburg, NJ	4.0	1.0	2000	$2,500	$1.25	3d	1	1.30mi
122 N 13th St Easton, PA	4.0	3.0	1736	$2,300	$1.32	3d	1	1.36mi

Listing history 38 events

1. 2026-06-18
   days on market $255,000 Active 33 DOM
2. 2026-06-17
   days on market $255,000 Active 32 DOM
3. 2026-06-16
   days on market $255,000 Active 31 DOM
4. 2026-06-15
   days on market $255,000 Active 30 DOM
5. 2026-06-14
   days on market $255,000 Active 28 DOM
6. 2026-06-13
   days on market $255,000 Active 27 DOM
7. 2026-06-10
   days on market $255,000 Active 25 DOM
8. 2026-06-09
   days on market $255,000 Active 24 DOM
9. 2026-06-08
   days on market $255,000 Active 23 DOM
10. 2026-06-07
    days on market $255,000 Active 22 DOM
11. 2026-06-05
    days on market $255,000 Active 19 DOM
12. 2026-06-03
    days on market $255,000 Active 18 DOM
13. 2026-06-02
    days on market $255,000 Active 17 DOM
14. 2026-06-01
    days on market $255,000 Active 16 DOM
15. 2026-05-31
    days on market $255,000 Active 15 DOM
16. 2026-05-31
    days on market $255,000 Active 14 DOM
17. 2026-05-21
    status Active
18. 2026-05-01
    status Pending
19. 2026-04-26
    listed $255,000 Active
20. 2021-08-11
    soldstatus $185,000
21. 2021-08-02
    soldstatus $185,000 Sold 679-char remark

    Show marketing remark (679 chars)

    Highest and Best due 6/21 at 10am. This 4 bedroom 2 full bathroom has 9 ft. ceilings and hardwood floors that retain the charm of this 1900's house. Comes with central A/C and economical gas heat!! A remodeled kitchen enhances the charm with high end maple cabinets, granite countertops, center island with bar and nice appliances. Newly repainted sun porch on 2nd floor that is a nice addition to the house. There is a spacious deck in the rear and front porch for outdoor living. The backyard has a lot of potential that also includes a one car off street parking spot. Close to Routes 78, 33, and 22, also close to Downtown Easton and New Jersey. Schedule your showing today!!

22. 2021-06-21
    status Pending 679-char remark

    Show marketing remark (679 chars)

    Highest and Best due 6/21 at 10am. This 4 bedroom 2 full bathroom has 9 ft. ceilings and hardwood floors that retain the charm of this 1900's house. Comes with central A/C and economical gas heat!! A remodeled kitchen enhances the charm with high end maple cabinets, granite countertops, center island with bar and nice appliances. Newly repainted sun porch on 2nd floor that is a nice addition to the house. There is a spacious deck in the rear and front porch for outdoor living. The backyard has a lot of potential that also includes a one car off street parking spot. Close to Routes 78, 33, and 22, also close to Downtown Easton and New Jersey. Schedule your showing today!!

23. 2021-06-15
    listed $164,900 Active - No Show 679-char remark

    Show marketing remark (679 chars)

    Highest and Best due 6/21 at 10am. This 4 bedroom 2 full bathroom has 9 ft. ceilings and hardwood floors that retain the charm of this 1900's house. Comes with central A/C and economical gas heat!! A remodeled kitchen enhances the charm with high end maple cabinets, granite countertops, center island with bar and nice appliances. Newly repainted sun porch on 2nd floor that is a nice addition to the house. There is a spacious deck in the rear and front porch for outdoor living. The backyard has a lot of potential that also includes a one car off street parking spot. Close to Routes 78, 33, and 22, also close to Downtown Easton and New Jersey. Schedule your showing today!!

24. 2014-05-06
    historical 552-char remark

    Show marketing remark (552 chars)

    Beautiful well maintained brick twin. Still has all of its original character with added $20,000 modern kitchen!! The present artist living there has added great taste to the natural woodwork. The hardwood flooring and staircase is a must see. The kitchen has maple cabinets, granite counter tops, under mounted double stainless steel sink and decorative faucet. Enjoy the covered porch, large back deck, or 2nd floor sun room. Economical gas heat and central air. To many great things to list. Make an appointment today. You will not be disappointed!!

25. 2014-05-06
    soldstatus $103,000

    Show marketing remark (552 chars)

    Beautiful well maintained brick twin. Still has all of its original character with added $20,000 modern kitchen!! The present artist living there has added great taste to the natural woodwork. The hardwood flooring and staircase is a must see. The kitchen has maple cabinets, granite counter tops, under mounted double stainless steel sink and decorative faucet. Enjoy the covered porch, large back deck, or 2nd floor sun room. Economical gas heat and central air. To many great things to list. Make an appointment today. You will not be disappointed!!

26. 2014-05-02
    soldstatus $103,000 552-char remark

    Show marketing remark (552 chars)

    Beautiful well maintained brick twin. Still has all of its original character with added $20,000 modern kitchen!! The present artist living there has added great taste to the natural woodwork. The hardwood flooring and staircase is a must see. The kitchen has maple cabinets, granite counter tops, under mounted double stainless steel sink and decorative faucet. Enjoy the covered porch, large back deck, or 2nd floor sun room. Economical gas heat and central air. To many great things to list. Make an appointment today. You will not be disappointed!!

27. 2014-05-02
    soldstatus $103,000

    Show marketing remark (552 chars)

    Beautiful well maintained brick twin. Still has all of its original character with added $20,000 modern kitchen!! The present artist living there has added great taste to the natural woodwork. The hardwood flooring and staircase is a must see. The kitchen has maple cabinets, granite counter tops, under mounted double stainless steel sink and decorative faucet. Enjoy the covered porch, large back deck, or 2nd floor sun room. Economical gas heat and central air. To many great things to list. Make an appointment today. You will not be disappointed!!

28. 2014-05-02
    soldstatus $103,000

    Show marketing remark (552 chars)

    Beautiful well maintained brick twin. Still has all of its original character with added $20,000 modern kitchen!! The present artist living there has added great taste to the natural woodwork. The hardwood flooring and staircase is a must see. The kitchen has maple cabinets, granite counter tops, under mounted double stainless steel sink and decorative faucet. Enjoy the covered porch, large back deck, or 2nd floor sun room. Economical gas heat and central air. To many great things to list. Make an appointment today. You will not be disappointed!!

29. 2013-04-04
    listed $109,900 552-char remark

    Show marketing remark (552 chars)

    Beautiful well maintained brick twin. Still has all of its original character with added $20,000 modern kitchen!! The present artist living there has added great taste to the natural woodwork. The hardwood flooring and staircase is a must see. The kitchen has maple cabinets, granite counter tops, under mounted double stainless steel sink and decorative faucet. Enjoy the covered porch, large back deck, or 2nd floor sun room. Economical gas heat and central air. To many great things to list. Make an appointment today. You will not be disappointed!!

30. 2013-04-04
    listed $109,900

    Show marketing remark (552 chars)

    Beautiful well maintained brick twin. Still has all of its original character with added $20,000 modern kitchen!! The present artist living there has added great taste to the natural woodwork. The hardwood flooring and staircase is a must see. The kitchen has maple cabinets, granite counter tops, under mounted double stainless steel sink and decorative faucet. Enjoy the covered porch, large back deck, or 2nd floor sun room. Economical gas heat and central air. To many great things to list. Make an appointment today. You will not be disappointed!!

31. 2013-04-03
    listed $109,900
32. 2012-10-25
    historical
33. 2012-05-04
    listed $124,900
34. 2002-01-04
    soldstatus $77,000
35. 2001-12-27
    soldstatus $77,000
36. 2001-08-20
    listed $79,000
37. 1999-12-28
    soldstatus $78,000
38. 1991-05-01
    soldstatus $73,000

ⓘ 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: $4,307 · $359/mo
• Projected year-2 tax: $4,307 · $359/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,216
• − Mortgage interest: −$14,284
• − Property taxes: −$4,307
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,657
• − Management: −$2,657
• − Depreciation: −$7,418
• Taxable income: $617
• Est. tax owed @ 24.0%: −$148
• After-tax cash flow: $4,463/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: Easton Area SD
• NCES district ID: 4208850
• Math proficiency: 31% ▼ -2.00%
• Reading proficiency: 44% ▼ -11.00%
• Median HH income: $61,390
• Composite: 33.46/100
• National rank: #5457
• State rank: #364 of 539 in PA

Livability — Easton

• Score: 84/100
• State rank: #92
• US rank: #667

Category grades

Amenities A+ Commute C+ Cost of living A+ Crime B+ Employment C+ Housing A+ Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Easton, PA
• County: Northampton County · 236,814 people
• City population: 75,961
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 45,532
• Household income: $77,556
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 1590.0

Population outlook (Northampton County) Hauer SSP2

• Today (2025): 312,227 people
• By 2030: 314,769 · +0.8%
• By 2040: 316,914 · +1.5%
• By 2050: 318,037 · +1.9%
• By 2075: 334,003 · +7.0%
• By 2100: 344,696 · +10.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 57% Hispanic / Latino 21% Black 12% Two or more races 12% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Dominican 3%
• Common ancestry: Romanian 3% Polish 2% Iranian 1%
• Foreign-born: 13% · Canada, China, Jamaica
• Languages at home: 80% English-only · Spanish 15% Other Indo-European 1% Arabic 1%

Political lean MEDSL · Northampton

• 2024 margin: Toss-up / Even · D 48.6% · R 50.4%
• 2008→2024 swing: -14.1pp toward R · 2008: 12.3pp · 2024: -1.8pp
• All cycles: 2024: R+1.8 2020: D+0.7 2016: R+3.8 2012: D+4.6 2008: D+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -460.52%
• Current HPI: 254.8776
• Rent YoY: ▲ 4.94%
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• 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

+249.3% since first listed

22 events — show timeline

• 2026-05-21 Relisted — GLVRMLS
• 2026-05-01 Pending — GLVRMLS
• 2026-04-26 Listed $255,000 GLVRMLS
• 2021-08-11 Sold (Public Records) $185,000 Public Records
• 2021-08-02 Sold (MLS) $185,000 GLVRMLS
• 2021-06-21 Pending — GLVRMLS
• 2021-06-15 Listed $164,900 GLVRMLS
• 2014-05-06 Sold (Public Records) $103,000 Public Records
• 2014-05-06 Listing Removed — BRIGHT MLS
• 2014-05-02 Sold (MLS) $103,000 GLVRMLS
• 2014-05-02 Sold (MLS) $103,000 TREND
• 2014-05-02 Sold (MLS) $103,000 BRIGHT MLS
• 2013-04-04 Listed $109,900 TREND
• 2013-04-04 Listed $109,900 BRIGHT MLS
• 2013-04-03 Listed $109,900 GLVRMLS
• 2012-10-25 Listing Removed — GLVRMLS
• 2012-05-04 Listed $124,900 GLVRMLS
• 2002-01-04 Sold (Public Records) $77,000 Public Records
• 2001-12-27 Sold (MLS) $77,000 GLVRMLS
• 2001-08-20 Listed $79,000 GLVRMLS
• 1999-12-28 Sold (Public Records) $78,000 Public Records
• 1991-05-01 Sold (Public Records) $73,000 Public Records

Property tax history

+1.3%/yr

Latest (2026): $4,307 · +2.3% YoY. Source: county tax records.