547 N Franklin St · Wilkes-Barre, PA 18703

$209,000

5 bd · 3.0 ba · 2,925 sqft · MultiFamily public records · 19 Days on market

Built 1920 3,920 sqft lot $71/sqft · 14% below area Est $242k · 14% under ↓ 5% since listing

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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 +28.2/30.0
• ARV discount +13.6/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Great duplex opportunity for an investor or owner-occupant in Wilkes-Barre, located at 547 North Franklin Street. The first-floor unit features 2 bedrooms and 1 full bathroom, while the second-floor unit offers 3 bedrooms and 2 full bathrooms. Property is being sold strictly as-is. Seller has not completed any due diligence regarding the property and that will be the responsibility of a buyer. Buyer is responsible for the Certificate of Occupancy and any township certifications .

Key facts

• 3,920 sq ft lot
• Listed 19 days

Property features AI

Finance

• Financial info: Annual tax amount: $11,761

Exterior

• Home design: Single Family Residence; Residential property
• Exterior features: Lot zoned Multi-Family; Lot size approximately 0.09 acres; Directions: W Maple St and N Franklin St; No subdivision

Interior

• Bedrooms: Bedrooms not specified
• Bathrooms: 3 full bathrooms
• Interior features: Unfurnished; Total of 10 rooms

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath multifamily listed at $209k.

Deal economics

• At list price, monthly cash flow is $663 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $209k).
• Recommended offer: $206k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% 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 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.
• Zoned schools: Daniel J Flood El Sch (math 12% / reading 27%, grade F, #1,276 of 1,518 statewide, top 85%, 592 students, 100% FRL); Solomon/Plains Ms (math 2% / reading 27%, grade F, #475 of 512 statewide, top 93%, 736 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: 2 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• 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 $59k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($206k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $205,865 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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. 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.
4. 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.
5. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.28% ✓
• Cap rate: 10.10%
• Cash-on-cash: 13.60%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (median comp): $241,754
• List price: $209,000
• Delta: -13.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
563 Franklin St	0.03mi	5/2.0	2,900 (-1%)	21mo	$210,000	$72	76
581-579 Franklin St	0.06mi	4/4.0 (-1)	3,300 (+13%)	8mo	$230,000	$70	60
289-291 Washington St	0.54mi	6/3.0 (+1)	2,734 (-6%)	10mo	$330,000	$121	51
169 Madison St	0.35mi	6/3.0 (+1)	2,550 (-13%)	9mo	$260,000	$102	50
257 255 Bowman St	0.55mi	6/2.0 (+1)	2,569 (-12%)	17mo	$210,000	$82	30
253 Pennsylvania Ave	0.64mi	6/2.0 (+1)	2,560 (-12%)	17mo	$217,000	$85	27
34 36 Wyoming St	0.62mi	6/2.0 (+1)	3,349 (+14%)	15mo	$302,000	$90	26

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: 20.3%
• Equity multiple: 2.15×
• Total profit: $67,468
• Equity at exit: $93,975

10-year hold

• IRR: 21.4%
• Equity multiple: 4.09×
• Total profit: $181,054
• Equity at exit: $144,827

Cash invested: $58,520 (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 18703

• Active inventory: 2
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $2,668 high
• Mortgage (P&I): −$1,096
• Tax est. 1.5%: −$261 /mo · $3,135/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $663

Break-even live

Break-even rent $1,828

Max offer price $209,000

Occupancy floor 70%

Sensitivity live

Price	-10% $808	-5% $736	+0% $663	+5% $591	+10% $519
Rent	-10% $453	-5% $558	+0% $663	+5% $769	+10% $874
Rate	-1.0pp $769	-0.5pp $717	base $663	+0.5pp $609	+1.0pp $554

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,312
1× unit	3	2	$1,355
Total (2 units)			$2,668

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
54 Butler St Kingston, PA	4.0	2.5	2174	$2,000	$0.92	45d	1	1.35mi

Listing history 5 events

1. 2026-06-02
   days on market $209,000 Active 19 DOM
2. 2026-06-01
   days on market $209,000 Active 18 DOM
3. 2026-05-31
   days on market $209,000 Active 17 DOM
4. 2026-05-30
   days on market $209,000 Active 16 DOM
5. 2026-05-14
   listed $209,000 Active 484-char remark

ⓘ 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 ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,016
• − Mortgage interest: −$11,707
• − Property taxes: −$3,135
• − Insurance: −$1,045
• − Repairs & maintenance: −$2,561
• − Management: −$2,561
• − Depreciation: −$6,080
• Taxable income: $4,926
• Est. tax owed @ 24.0%: −$1,182
• After-tax cash flow: $6,778/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

-4.8% since first listed

2 events — show timeline

• 2026-06-03 Price Changed $199,000 PMAR
• 2026-05-14 Listed $209,000 PMAR

Property tax history

+20.4%/yr

Latest (2026): $14,960 · +0.1% YoY. Source: county tax records.