102 E Main Rear St · Wilkes-Barre, PA 18705

$89,999

3 bd · 1.0 ba · 1,380 sqft · SingleFamily public records · 95 Days on market

Built 1900 $65/sqft · 59% below area Est $142k · 37% under ↓ 13% since listing

---

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 +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey investment opportunity! This 3-bedroom, 1-bath single-family home, Features include an open first-floor layout, efficient use of space, and low-maintenance living. Located in a desirable area with steady rental demand. Ideal for investors seeking reliable income and minimal upkeep.

Key facts

• Listed 95 days

Tags

• TURNKEY INVESTMENT OPPORTUNITY
• OPEN FIRST-FLOOR LAYOUT
• LOW-MAINTENANCE LIVING
• INCOME-PRODUCING PROPERTY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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: 74 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $622 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 + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $81,899 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.57% ✓
• Cap rate: 12.89%
• Cash-on-cash: 23.56%
• DSCR: 2.05
• GRM: 5.3

CMA / ARV

• ARV (median comp): $141,948
• List price: $89,999
• Delta: -36.60%
• 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
120 Cleveland St	0.12mi	3/1.0	1,410 (+2%)	15mo	$95,000	$67	78
21 Kelly Ave	0.23mi	3/1.5	1,494 (+8%)	11mo	$190,000	$127	64
19 Cottage Ave	0.37mi	3/1.5	1,280 (-7%)	5mo	$190,000	$148	64
10 Stanton St	0.70mi	3/1.5	1,376 (-0%)	1mo	$210,000	$153	64
26 Delaware St	0.53mi	3/1.5	1,456 (+6%)	0mo	$250,000	$172	64
221 E Thomas St	0.31mi	3/2.0	1,536 (+11%)	4mo	$182,500	$119	60
103 Henry St	0.43mi	3/1.0	1,506 (+9%)	9mo	$228,000	$151	58
48 Skidmore St	0.60mi	4/1.5 (+1)	1,481 (+7%)	2mo	$212,000	$143	51
330 E Thomas St	0.50mi	3/1.5	1,175 (-15%)	4mo	$245,000	$209	47
202 Austin Ave	0.70mi	2/1.5 (-1)	1,450 (+5%)	9mo	$185,000	$128	45
109 Cook St	0.69mi	3/1.0	1,240 (-10%)	8mo	$140,000	$113	44
185 Main St	0.73mi	2/2.0 (-1)	1,499 (+9%)	3mo	$260,000	$173	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.7%
• Equity multiple: 1.67×
• Total profit: $16,945
• Equity at exit: $13,419

10-year hold

• IRR: 25.2%
• Equity multiple: 3.20×
• Total profit: $55,414
• Equity at exit: $7,781

Cash invested: $25,200 (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 18705

• Home prices YoY: -22.7%
• Active inventory: 74
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,414 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $495

Break-even live

Break-even rent $787

Max offer price $89,999

Occupancy floor 60%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 Mayock St Unit 3 Wilkes-Barre, PA	2.0	1.0	1000	$1,150	$1.15	43d	1	0.13mi
210 E Thomas St Wilkes-Barre, PA	4.0	2.0	1300	$1,650	$1.27	43d	1	0.27mi
19 Center St Plains, PA	2.0	1.5	1100	$1,295	$1.18	43d	1	0.43mi
42 Cleveland St Wilkes Barre, PA	4.0	1.5	1700	$1,600	$0.94	43d	1	0.47mi
26 E Carey St Apt 4 Wilkes-Barre, PA	3.0	1.0	1050	$1,300	$1.24	13d	1	0.57mi
17 E Carey St Unit 3 Wilkes-Barre, PA	2.0	1.0	1000	$1,200	$1.20	43d	1	0.59mi
13 Charles St Unit 15 Wilkes-Barre, PA	3.0	1.0	1300	$1,550	$1.19	13d	1	0.67mi
123 W Carey St Wilkes Barre, PA	3.0	2.0	1375	$1,650	$1.20	13d	1	0.97mi
13 E Chestnut St Unit 1 Wilkes-Barre, PA	3.0	1.0	900	$1,195	$1.33	43d	1	1.28mi
746 N Washington St Unit 1 Wilkes-Barre, PA	3.0	2.0	1573	$1,500	$0.95	21d	1	1.30mi

Listing history 6 events

1. 2026-05-31
   status $89,999 Pending 95 DOM
2. 2026-05-30
   days on market $89,999 Active 95 DOM
3. 2026-04-15
   status Active 290-char remark

   Show marketing remark (290 chars)

   Turnkey investment opportunity! This 3-bedroom, 1-bath single-family home, Features include an open first-floor layout, efficient use of space, and low-maintenance living. Located in a desirable area with steady rental demand. Ideal for investors seeking reliable income and minimal upkeep.

4. 2026-04-04
   status Pending 290-char remark

   Show marketing remark (290 chars)

   Turnkey investment opportunity! This 3-bedroom, 1-bath single-family home, Features include an open first-floor layout, efficient use of space, and low-maintenance living. Located in a desirable area with steady rental demand. Ideal for investors seeking reliable income and minimal upkeep.

5. 2026-02-13
   listed $99,999 Active 290-char remark

   Show marketing remark (290 chars)

   Turnkey investment opportunity! This 3-bedroom, 1-bath single-family home, Features include an open first-floor layout, efficient use of space, and low-maintenance living. Located in a desirable area with steady rental demand. Ideal for investors seeking reliable income and minimal upkeep.

6. 2025-03-10
   price $114,999

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 17 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: $16,962
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,357
• − Management: −$1,357
• − Depreciation: −$2,618
• Taxable income: $4,789
• Est. tax owed @ 24.0%: −$1,149
• After-tax cash flow: $4,787/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): 15,624
• Household income: $59,344
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 549.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 22% Two or more races 11% Black 4%
• Hispanic origin (detail): Mexican 7% Puerto Rican 5% Dominican 9%
• Common ancestry: Romanian 19% Scotch-Irish 3% Polish 2%
• Foreign-born: 11% · Canada
• Languages at home: 79% English-only · Spanish 17% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -71.77%
• Current HPI: 243.9176
• Rent YoY: —
• 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

-13.0% since first listed

4 events — show timeline

• 2026-04-15 Relisted — LCAR
• 2026-04-04 Pending — LCAR
• 2026-02-13 Listed $99,999 LCAR
• 2025-03-10 Price Changed $114,999 LCAR

Property tax history

+20.4%/yr

Latest (2026): $9,425 · +0.1% YoY. Source: county tax records.