485 Grant St · Wilkes-Barre, PA 18702

$135,000

2 bd · 1.0 ba · 1,184 sqft · SingleFamily public records · 1 Days on market

Built 1900 Est $122k · 11% over

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Why this score? — see what drove the D- 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 +16.2/30.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• Rent growth +4.2/5.0
• ARV discount +2.7/15.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome Home to this well maintained 2 bedroom, 1 bath residence offering comfort, convenience and outdoor enjoyment. The spacious eat in kitchen features a cozy breakfast nook. Enjoy first floor laundry, making everyday living a breeze. Upstairs you will find two large bedrooms , one with oversized walk in closet. Step outside to a fully fenced in yard. Cool off this summer with your above

Key facts

• Breakfast nook
• Eat in kitchen
• First floor laundry

Tags

• EAT IN KITCHEN
• BREAKFAST NOOK
• FIRST FLOOR LAUNDRY
• OVERSIZED WALK IN CLOSET
• FULLY FENCED IN YARD

Property features AI

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Two stories
• Construction: Vinyl siding
• Exterior features: Front porch; Fenced yard

Interior

• Kitchen: Eat-in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating with baseboard units; Window cooling units; Ceiling fans
• Interior features: Eat-in kitchen; Full unfinished basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $71 ($856/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (5.8% below list).
• Recommended offer: $127k (5.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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.
• Zoned schools: Dodson El Sch (math 2% / reading 22%, grade F, #1,362 of 1,518 statewide, top 92%, 486 students, 100% FRL); G A R Ms (math 17% / reading 22%, grade F, #444 of 512 statewide, top 87%, 1,026 students, 100% FRL) — zoned schools average 100% FRL vs 61% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.8%/yr); 225 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $933 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $127,122 (5.8% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.94% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.26%
• DSCR: 1.10
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $121,952
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Bruce Ln	0.37mi	3/1.0 (+1)	1,173 (-1%)	1mo	$125,000	$107	75
127 Loomis St	0.29mi	2/2.0	1,245 (+5%)	0mo	$124,000	$100	74
131 Stanton St	0.44mi	3/1.0 (+1)	1,200 (+1%)	0mo	$110,500	$92	72
299 Lehigh St	0.38mi	3/1.0 (+1)	1,150 (-3%)	3mo	$120,000	$104	70
290 Hazle St	0.19mi	3/1.5 (+1)	1,088 (-8%)	0mo	$152,000	$140	70
64 Prospect St	0.42mi	3/1.0 (+1)	1,231 (+4%)	1mo	$123,000	$100	68
71 Prospect St	0.41mi	3/1.0 (+1)	1,120 (-5%)	0mo	$115,000	$103	67
255 Lehigh St	0.34mi	3/1.5 (+1)	1,100 (-7%)	0mo	$170,000	$155	65
230 Poplar St	0.60mi	3/1.0 (+1)	1,200 (+1%)	5mo	$90,000	$75	61
368 S Meade St	0.26mi	3/1.5 (+1)	1,341 (+13%)	2mo	$165,000	$123	57
17 Griffith Ln	0.44mi	2/1.0	1,024 (-14%)	2mo	$82,500	$81	55
287 Andover St	0.64mi	3/2.0 (+1)	1,312 (+11%)	2mo	$120,000	$91	42

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: -8.5%
• Equity multiple: 0.68×
• Total profit: $-12,214
• Equity at exit: $20,129

10-year hold

• IRR: 5.5%
• Equity multiple: 1.47×
• Total profit: $17,947
• Equity at exit: $11,672

Cash invested: $37,800 (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: 225
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,271 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $71

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 89%

Sensitivity live

Price	-10% $165	-5% $118	+0% $71	+5% $25	+10% $-22
Rent	-10% $-29	-5% $21	+0% $71	+5% $122	+10% $172
Rate	-1.0pp $139	-0.5pp $106	base $71	+0.5pp $36	+1.0pp $1

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32 Murray St Unit 34 Wilkes-Barre, PA	3.0	1.0	930	$1,100	$1.18	23d	1	0.13mi
62 Hutson St Unit 1 Wilkes-Barre, PA	2.0	1.0	730	$1,250	$1.71	15d	1	0.23mi
62 Hutson St Wilkes Barre, PA	2.0	1.0	1100	$1,150	$1.05	45d	1	0.23mi
407 McLean St Wilkes Barre, PA	3.0	1.0	1482	$1,400	$0.94	15d	1	0.47mi
239 Poplar St Wilkes Barre, PA	3.0	1.5	1100	$1,350	$1.23	45d	1	0.59mi
233 Gilligan St Wilkes Barre, PA	3.0	1.0	1440	$1,600	$1.11	23d	1	0.64mi
132 Sambourne St Wilkes Barre, PA	2.0	1.0	1000	$1,250	$1.25	23d	1	0.65mi
26 Bradford St Wilkes Barre, PA	3.0	1.5	1056	$1,400	$1.33	15d	1	0.71mi
403 S Franklin St Wilkes Barre, PA	2.0	1.0	900	$1,050	$1.17	23d	1	0.73mi
44 Eagle Ct Wilkes Barre, PA	1.0–3.0	1.0–1.5	910	$1,722	$1.89	15d	5	0.74mi
75 Wood St Wilkes Barre, PA	2.0	1.0	990	$1,300	$1.31	45d	1	0.80mi
366 S River St Apt 3 Wilkes-Barre, PA	1.0	1.0	1000	$975	$0.97	23d	1	0.82mi
83 S Empire St Unit 1 Wilkes-Barre, PA	1.0	1.0	900	$850	$0.94	23d	1	0.85mi
100 E Newport St Hanover Township, PA	2.0	1.5	1344	$1,250	$0.93	45d	1	0.85mi
131 Academy St Wilkes Barre, PA	3.0	1.0	1300	$1,500	$1.15	45d	1	0.86mi
100-102 Westminster St Wilkes-Barre, PA	2.0	1.0	1200	$1,150	$0.96	23d	1	0.89mi
100-102 Westminster St Wilkes-Barre, PA	2.0	1.0	1100	$1,150	$1.05	15d	1	0.89mi
780 Hazle St Unit Rear 2nd Fl Ashley, PA	2.0	1.0	850	$975	$1.15	15d	1	0.90mi
155 W River St Wilkes Barre, PA	3.0	2.0	1100	$1,425	$1.30	45d	1	0.91mi
150 S Franklin St Wilkes Barre, PA	2.0	1.0	850	$1,750	$2.06	45d	1	0.93mi
34 Barney St Fl Right Wilkes-Barre, PA	2.0	1.0	1000	$1,195	$1.20	45d	1	0.95mi
92 S Diamond St Wilkes-Barre, PA	3.0	1.0	1150	$1,400	$1.22	45d	1	0.97mi
2 S Empire St Unit 2R Wilkes-Barre, PA	2.0	1.0	850	$1,250	$1.47	23d	1	1.00mi
36 Logan St Wilkes-Barre, PA	3.0	1.0	1200	$1,125	$0.94	45d	1	1.01mi
154 Hanover St Unit A Wilkes-Barre, PA	1.0	1.0	1050	$1,150	$1.10	45d	1	1.01mi
156 Hanover St Wilkes Barre, PA	3.0	1.0	850	$1,300	$1.53	15d	1	1.01mi
26 Stanley St Wilkes Barre, PA	2.0	1.0	950	$1,650	$1.74	45d	1	1.02mi
67-69 Public Sq #1203 Wilkes Barre, PA	2.0	1.0	875	$1,825	$2.09	45d	1	1.04mi
67-69 Public Sq Wilkes-Barre, PA	2.0	1.0	910	$1,875	$2.06	45d	1	1.06mi
99 N Main St Ashley, PA	3.0	1.0	700	$1,095	$1.56	45d	1	1.08mi
284 Barney St Wilkes Barre, PA	3.0	1.0	1070	$1,600	$1.50	46d	1	1.15mi
159 New Mallery Pl Unit 2 Wilkes-Barre, PA	2.0	1.0	1020	$950	$0.93	45d	1	1.16mi
38 W Market St Unit 3 Wilkes-Barre, PA	2.0	1.0	1388	$1,295	$0.93	15d	1	1.16mi
224 New Mallery Pl Wilkes Barre, PA	2.0	1.0	850	$1,000	$1.18	15d	1	1.22mi
216 Horton St Wilkes Barre, PA	3.0	1.5	1475	$1,575	$1.07	45d	1	1.23mi
19 N River St Unit 403 Wilkes-Barre, PA	2.0	1.0	723	$1,600	$2.21	15d	1	1.23mi
19 N River St Unit 308 Wilkes-Barre, PA	2.0	1.5	910	$1,600	$1.76	15d	1	1.23mi
68 Circle Dr Hanover Township, PA	3.0	1.5	950	$1,800	$1.89	15d	1	1.23mi
129 Carlisle St Wilkes Barre, PA	2.0	1.0	1005	$1,200	$1.19	15d	1	1.25mi
166 Brook St Wilkes Barre, PA	1.0	1.0	850	$1,100	$1.29	15d	1	1.29mi

Listing history 3 events

1. 2026-06-18
   status $135,000 Pending 1 DOM
2. 2026-06-16
   remarks 393-char remark
3. 2026-06-16
   listed $135,000 Active 1 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°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: $15,255
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − Depreciation: −$3,927
• Taxable loss: −$1,375
• Est. tax savings @ 24.0%: +$330
• After-tax cash flow: $1,186/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

1 event — show timeline

• 2026-06-16 Listed $135,000 LCAR

Property tax history

+20.4%/yr

Latest (2026): $9,043 · +0.1% YoY. Source: county tax records.