1062 Wilkes Barre St · Easton, PA 18042

$235,000

4 bd · 1.0 ba · 1,190 sqft · SingleFamily public records · 7 Days on market

Built 1900 2,800 sqft lot Est $227k · at est.

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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 +13.9/30.0
• ARV discount +6.0/15.0
• DSCR +4.2/10.0
• Livability +4.2/5.0
• 1% rule +3.7/10.0
• Rent growth +3.7/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This listing was sold before processing.

Key facts

• Remodeled twin home
• Granite countertops
• New electrical panel

Tags

• REMODELED TWIN HOME
• LUXURY VINYL PLANK FLOORING
• GRANITE COUNTERTOPS
• STAINLESS STEEL GAS STOVE
• REPLACEMENT WINDOWS
• NEW ELECTRICAL PANEL

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $24 ($291/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 $206k (12.6% below list).
• Recommended offer: $206k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 567 units permitted in Northampton County in 2024 (151 in 5+ unit buildings).
• This rent runs 32% 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 $7k of value loss. Plan a longer hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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 $115k; list at $235k implies a 104% gain — meaningful room to come down on a strong offer.

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 $205,502 (12.6% 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: 0.87% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.44%
• DSCR: 1.02
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $227,290
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
804 Lincoln St	0.27mi	3/1.0 (-1)	1,192 (+0%)	2mo	$192,500	$161	80
623 Packer St	0.18mi	4/1.0	1,056 (-11%)	6mo	$205,000	$194	68
532 Centre St	0.36mi	3/2.0 (-1)	1,277 (+7%)	9mo	$238,000	$186	54
737 W Lincoln St	0.29mi	3/1.5 (-1)	1,336 (+12%)	7mo	$212,000	$159	53
721 W Grant St	0.39mi	3/2.0 (-1)	1,260 (+6%)	14mo	$265,000	$210	52
1827 Hay Ter	0.69mi	3/1.5 (-1)	1,188 (-0%)	14mo	$212,000	$178	49
317 Front St	0.56mi	3/1.0 (-1)	1,071 (-10%)	6mo	$204,500	$191	47
173 Spring St	0.46mi	3/1.5 (-1)	1,306 (+10%)	10mo	$262,500	$201	47
30 Morgan Hill Rd	0.74mi	3/1.0 (-1)	1,124 (-6%)	11mo	$305,000	$271	42
116 Main St	0.55mi	3/1.5 (-1)	1,326 (+11%)	12mo	$250,000	$189	38
640 Belmont St	0.58mi	3/2.0 (-1)	1,344 (+13%)	14mo	$236,000	$176	31
716 Sterlingworth Ter	0.73mi	3/1.0 (-1)	1,056 (-11%)	22mo	$261,000	$247	24

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: -13.5%
• Equity multiple: 0.51×
• Total profit: $-32,433
• Equity at exit: $35,039

10-year hold

• IRR: -1.8%
• Equity multiple: 0.87×
• Total profit: $-8,735
• Equity at exit: $20,319

Cash invested: $65,800 (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 18042

• Rents YoY: 4.9%
• Active inventory: 185
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,055 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$269 /mo · $3,228/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $24

Break-even live

Break-even rent $2,024

Max offer price $235,000

Occupancy floor 94%

Sensitivity live

Price	-10% $157	-5% $91	+0% $24	+5% $-42	+10% $-109
Rent	-10% $-138	-5% $-57	+0% $24	+5% $105	+10% $187
Rate	-1.0pp $143	-0.5pp $84	base $24	+0.5pp $-37	+1.0pp $-99

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1237 Butler St Unit 2 Easton, PA	3.0	1.0	900	$1,700	$1.89	3d	1	0.47mi
1108 Butler St Unit 7 Easton, PA	3.0	1.0	1146	$1,575	$1.37	44d	1	0.47mi
804 Reynolds St Easton, PA	5.0	1.0	1260	$2,200	$1.75	24d	1	0.49mi
1051 Washington St Easton, PA	3.0	1.0	900	$1,550	$1.72	15d	1	0.57mi
1619 Butler St Easton, PA	3.0	1.0	965	$2,050	$2.12	24d	1	0.58mi
2246 2nd St Easton, PA	3.0	1.5	1449	$2,150	$1.48	3d	1	0.74mi
1616 Ferry St Unit 2 Easton, PA	3.0	1.0	1316	$1,700	$1.29	3d	1	0.76mi
276 W Saint Joseph St Easton, PA	3.0	1.5	1315	$1,700	$1.29	44d	1	0.78mi
2306 3rd St Easton, PA	3.0	1.0	1240	$2,000	$1.61	15d	1	0.79mi
810 Pine St Easton, PA	3.0	1.0	1120	$1,800	$1.61	44d	1	0.84mi
810 Pine St Easton, PA	3.0	1.0	1120	$1,800	$1.61	24d	1	0.84mi
2248 Birch St Easton, PA	3.0	1.5	1425	$1,850	$1.30	44d	1	0.85mi
142 S Union St Easton, PA	3.0	2.0	1300	$1,895	$1.46	44d	1	0.91mi
2406 Birch St Easton, PA	3.0	1.5	1265	$2,300	$1.82	15d	1	0.94mi
2406 Birch St Easton, PA	3.0	1.5	1265	$2,300	$1.82	3d	1	0.94mi
2474 Lincoln Ave Easton, PA	3.0	1.0	1500	$1,800	$1.20	44d	1	0.95mi
2434 Birch St Easton, PA	3.0	1.0	1294	$1,900	$1.47	3d	1	0.99mi
35 N 7th St Easton, PA	3.0	1.0	1088	$1,750	$1.61	15d	1	0.99mi
2001 Ferry St Easton, PA	3.0	1.0	1440	$2,200	$1.53	44d	1	1.00mi
204 N 9th St Easton, PA	3.0	1.0	1450	$1,900	$1.31	3d	1	1.01mi
713 Spring Garden St Unit 2 Easton, PA	4.0	1.0	800	$1,745	$2.18	3d	1	1.05mi
909 Jackson St Unit 2 Easton, PA	3.0	1.0	1300	$2,350	$1.81	44d	1	1.12mi
2125 Northampton St Easton, PA	3.0	1.0	1440	$2,000	$1.39	15d	1	1.15mi
199 Cedar Park Blvd Easton, PA	1.0–3.0	1.0–4.0	1410	$3,035	$2.15	3d	10	1.42mi

Listing history 7 events

1. 2026-03-12
   status Pending
2. 2026-03-05
   listed $235,000 Active
3. 2023-11-09
   soldstatus $115,000
4. 2023-11-08
   soldstatus $115,000 Sold 40-char remark

   Show marketing remark (40 chars)

   This listing was sold before processing.

5. 2023-10-19
   listed $115,000 40-char remark

   Show marketing remark (40 chars)

   This listing was sold before processing.

6. 1997-01-15
   soldstatus $60,500
7. 1997-01-01
   soldstatus $60,500

ⓘ 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: $3,228 · $269/mo
• Projected year-2 tax: $3,470 · $289/mo
• Expected delta: +$243/yr (+$20/mo · 7.5%)

ⓘ 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 ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $24,660
• − Mortgage interest: −$13,164
• − Property taxes: −$3,228
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,973
• − Management: −$1,973
• − Depreciation: −$6,836
• Taxable loss: −$3,688
• Est. tax savings @ 24.0%: +$885
• After-tax cash flow: $1,176/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

+288.4% since first listed

7 events — show timeline

• 2026-03-12 Pending — GLVRMLS
• 2026-03-05 Listed $235,000 GLVRMLS
• 2023-11-09 Sold (Public Records) $115,000 Public Records
• 2023-11-08 Sold (MLS) $115,000 GLVRMLS
• 2023-10-19 Listed $115,000 GLVRMLS
• 1997-01-15 Sold (Public Records) $60,500 Public Records
• 1997-01-01 Sold (Public Records) $60,500 Public Records

Property tax history

+1.3%/yr

Latest (2026): $3,228 · +2.3% YoY. Source: county tax records.