None · Wilkes-Barre, PA 18702

$96,000

None bd · 4.0 ba · 1,760 sqft · MultiFamily public records · 164 Days on market

Built 1950 2,613 sqft lot $55/sqft · 47% below area Est $180k · 47% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Solid Value-Add Top-Down Duplex in Wilkes-Barre! This two-unit top-down duplex presents strong upside for investors ready to renovate and reposition. The 2-bedroom, 1-bath unit rents for $1,275, and the 1-bedroom, 1-bath unit rents for $900. Each unit features separate entrances, front and rear porches, and a functional layout ideal for a full rehab--perfect for long-term holding or resale. Please note: the property will not be delivered broom-swept clean; any items currently in the house will remain unless otherwise negotiated.

Key facts

• Functional layout
• Separate entrances
• Duplex

Tags

• DUPLEX
• SEPARATE ENTRANCES
• FRONT AND REAR PORCHES
• FUNCTIONAL LAYOUT

What this means for you Summary

Snapshot

• This is a 1×2bd/1ba + 1×1bd/1ba units multifamily listed at $96k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $543/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $96k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.9% 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: Rents rising fast (+6.8%/yr); 221 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).
• At $2,502/mo this rent would consume 53% of the median local household income ($56k/yr) (locally 1632% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $664 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 + 6.8% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $54k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $96k implies a 860% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. 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: 2.61% ✓
• Cap rate: 19.88%
• Cash-on-cash: 48.52%
• DSCR: 3.16
• GRM: 3.2

CMA / ARV

• ARV (median comp): $180,433
• List price: $96,000
• Delta: -46.79%
• Verdict: UNDERPRICED
• Comps: 17 within 2.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
83 85 Hill St	0.13mi	—/—	1,800 (+2%)	15mo	$155,000	$86	77
371 Park Ave	0.35mi	4/2.0	1,920 (+9%)	1mo	$182,189	$95	59
94 Hillside St	0.58mi	5/2.0	1,700 (-3%)	1mo	$165,000	$97	58
38 Welles St	0.49mi	4/2.0	1,910 (+8%)	0mo	$185,000	$97	55
215 217 Noble Ln	0.34mi	4/2.0	1,916 (+9%)	17mo	$222,500	$116	48
183 S Meade St	0.33mi	6/2.0	1,916 (+9%)	22mo	$240,000	$125	43
16-18 Griffith Ln	0.58mi	5/2.0	1,848 (+5%)	18mo	$189,900	$103	42
93 97 Sambourne St	0.64mi	5/2.0	1,914 (+9%)	14mo	$175,000	$91	36
162 Sambourne St	0.70mi	3/2.0	1,989 (+13%)	13mo	$90,000	$45	27

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: 51.0%
• Equity multiple: 3.38×
• Total profit: $63,882
• Equity at exit: $14,314

10-year hold

• IRR: 58.1%
• Equity multiple: 8.07×
• Total profit: $190,072
• Equity at exit: $8,300

Cash invested: $26,880 (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: 221
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,502 high
• Mortgage (P&I): −$503
• Tax from tax record: −$346 /mo · $4,156/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $1,087

Break-even live

Break-even rent $1,126

Max offer price $96,000

Occupancy floor 52%

Sensitivity live

Price	-10% $1,141	-5% $1,114	+0% $1,087	+5% $1,060	+10% $1,033
Rent	-10% $889	-5% $988	+0% $1,087	+5% $1,186	+10% $1,285
Rate	-1.0pp $1,135	-0.5pp $1,111	base $1,087	+0.5pp $1,062	+1.0pp $1,037

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,290
1× unit	1	1	$1,212
Total (2 units)			$2,502

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: $24,000
• Closing costs: $2,880
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
56 Kent Ln Wilkes Barre, PA	3.0	2.0	1542	$1,800	$1.17	45d	1	0.36mi
243 Stanton St Wilkes Barre, PA	3.0	1.0	2024	$1,395	$0.69	15d	1	0.50mi
243 Stanton St Wilkes Barre, PA	3.0	1.0	2024	$1,450	$0.72	45d	1	0.51mi
123 S Franklin St Wilkes-Barre, PA	3.0	2.0	2400	$3,450	$1.44	22d	1	0.64mi
131 Academy St Wilkes Barre, PA	3.0	1.0	1300	$1,500	$1.15	45d	1	0.74mi
6 Magnolia St Wilkes Barre, PA	3.0	2.5	1700	$1,450	$0.85	45d	1	0.79mi
38 W Market St Unit 3 Wilkes-Barre, PA	2.0	1.0	1388	$1,295	$0.93	15d	1	0.79mi
407 McLean St Wilkes Barre, PA	3.0	1.0	1482	$1,400	$0.94	15d	1	0.87mi
98 N Franklin St Unit 2 Wilkes-Barre, PA	2.0	2.0	1254	$1,650	$1.32	15d	1	0.92mi
96 McLean St Wilkes-Barre Township, PA	3.0	1.0	1535	$1,550	$1.01	45d	1	0.98mi
233 Gilligan St Wilkes Barre, PA	3.0	1.0	1440	$1,600	$1.11	22d	1	1.04mi
104 Old River Rd Wilkes Barre, PA	3.0	1.5	1600	$1,800	$1.12	45d	1	1.14mi
40 N Dawes Ave Kingston, PA	3.0	1.5	1450	$1,800	$1.24	22d	1	1.21mi
100 E Newport St Hanover Township, PA	2.0	1.5	1344	$1,250	$0.93	45d	1	1.24mi
216 Horton St Wilkes Barre, PA	3.0	1.5	1475	$1,575	$1.07	45d	1	1.38mi
200 Gateway Dr Kingston, PA	1.0–3.0	1.0–2.0	1130	$2,428	$2.15	15d	1	1.42mi

Listing history 28 events

1. 2026-06-18
   days on market $96,000 Active 164 DOM
2. 2026-06-17
   days on market $96,000 Active 163 DOM
3. 2026-06-16
   days on market $96,000 Active 162 DOM
4. 2026-06-15
   days on market $96,000 Active 161 DOM
5. 2026-06-14
   days on market $96,000 Active 159 DOM
6. 2026-06-13
   days on market $96,000 Active 158 DOM
7. 2026-06-10
   days on market $96,000 Active 156 DOM
8. 2026-06-09
   days on market $96,000 Active 155 DOM
9. 2026-06-08
   days on market $96,000 Active 154 DOM
10. 2026-06-07
    days on market $96,000 Active 153 DOM
11. 2026-06-02
    days on market $96,000 Active 148 DOM
12. 2026-06-01
    days on market $96,000 Active 147 DOM
13. 2026-05-31
    days on market $96,000 Active 146 DOM
14. 2026-05-30
    remarks 534-char remark
15. 2026-05-30
    days on marketlisting id $96,000 Active 145 DOM
16. 2026-05-15
    price $96,000 534-char remark

    Show marketing remark (539 chars)

    Solid Value-Add Top-Down Duplex in Wilkes-Barre! This two-unit top-down duplex presents strong upside for investors ready to renovate and reposition. The 2-bedroom, 1-bath unit rents for $1,275, and the 1-bedroom, 1-bath unit rents for $900. Each unit features separate entrances, front and rear porches, and a functional layout ideal for a full rehab—perfect for long-term holding or resale. Please note: the property will not be delivered broom-swept clean; any items currently in the house will remain unless otherwise negotiated.

17. 2026-05-15
    price $96,000 539-char remark

    Show marketing remark (539 chars)

    Solid Value-Add Top-Down Duplex in Wilkes-Barre! This two-unit top-down duplex presents strong upside for investors ready to renovate and reposition. The 2-bedroom, 1-bath unit rents for $1,275, and the 1-bedroom, 1-bath unit rents for $900. Each unit features separate entrances, front and rear porches, and a functional layout ideal for a full rehab—perfect for long-term holding or resale. Please note: the property will not be delivered broom-swept clean; any items currently in the house will remain unless otherwise negotiated.

18. 2026-04-08
    price $109,900 539-char remark

    Show marketing remark (534 chars)

    Solid Value-Add Top-Down Duplex in Wilkes-Barre! This two-unit top-down duplex presents strong upside for investors ready to renovate and reposition. The 2-bedroom, 1-bath unit rents for $1,275, and the 1-bedroom, 1-bath unit rents for $900. Each unit features separate entrances, front and rear porches, and a functional layout ideal for a full rehab--perfect for long-term holding or resale. Please note: the property will not be delivered broom-swept clean; any items currently in the house will remain unless otherwise negotiated.

19. 2026-04-08
    price $109,900 534-char remark

    Show marketing remark (534 chars)

    Solid Value-Add Top-Down Duplex in Wilkes-Barre! This two-unit top-down duplex presents strong upside for investors ready to renovate and reposition. The 2-bedroom, 1-bath unit rents for $1,275, and the 1-bedroom, 1-bath unit rents for $900. Each unit features separate entrances, front and rear porches, and a functional layout ideal for a full rehab--perfect for long-term holding or resale. Please note: the property will not be delivered broom-swept clean; any items currently in the house will remain unless otherwise negotiated.

20. 2026-02-20
    price $129,900 534-char remark

    Show marketing remark (539 chars)

    Solid Value-Add Top-Down Duplex in Wilkes-Barre! This two-unit top-down duplex presents strong upside for investors ready to renovate and reposition. The 2-bedroom, 1-bath unit rents for $1,275, and the 1-bedroom, 1-bath unit rents for $900. Each unit features separate entrances, front and rear porches, and a functional layout ideal for a full rehab—perfect for long-term holding or resale. Please note: the property will not be delivered broom-swept clean; any items currently in the house will remain unless otherwise negotiated.

21. 2026-02-20
    price $129,900 539-char remark

    Show marketing remark (539 chars)

    Solid Value-Add Top-Down Duplex in Wilkes-Barre! This two-unit top-down duplex presents strong upside for investors ready to renovate and reposition. The 2-bedroom, 1-bath unit rents for $1,275, and the 1-bedroom, 1-bath unit rents for $900. Each unit features separate entrances, front and rear porches, and a functional layout ideal for a full rehab—perfect for long-term holding or resale. Please note: the property will not be delivered broom-swept clean; any items currently in the house will remain unless otherwise negotiated.

22. 2026-02-09
    price $139,900 539-char remark

    Show marketing remark (534 chars)

    Solid Value-Add Top-Down Duplex in Wilkes-Barre! This two-unit top-down duplex presents strong upside for investors ready to renovate and reposition. The 2-bedroom, 1-bath unit rents for $1,275, and the 1-bedroom, 1-bath unit rents for $900. Each unit features separate entrances, front and rear porches, and a functional layout ideal for a full rehab--perfect for long-term holding or resale. Please note: the property will not be delivered broom-swept clean; any items currently in the house will remain unless otherwise negotiated.

23. 2026-02-09
    price $139,900 534-char remark

    Show marketing remark (534 chars)

    Solid Value-Add Top-Down Duplex in Wilkes-Barre! This two-unit top-down duplex presents strong upside for investors ready to renovate and reposition. The 2-bedroom, 1-bath unit rents for $1,275, and the 1-bedroom, 1-bath unit rents for $900. Each unit features separate entrances, front and rear porches, and a functional layout ideal for a full rehab--perfect for long-term holding or resale. Please note: the property will not be delivered broom-swept clean; any items currently in the house will remain unless otherwise negotiated.

24. 2026-01-06
    listed $149,900 Active 539-char remark

    Show marketing remark (539 chars)

    Solid Value-Add Top-Down Duplex in Wilkes-Barre! This two-unit top-down duplex presents strong upside for investors ready to renovate and reposition. The 2-bedroom, 1-bath unit rents for $1,275, and the 1-bedroom, 1-bath unit rents for $900. Each unit features separate entrances, front and rear porches, and a functional layout ideal for a full rehab—perfect for long-term holding or resale. Please note: the property will not be delivered broom-swept clean; any items currently in the house will remain unless otherwise negotiated.

25. 2026-01-05
    listed $149,900 Active 534-char remark

    Show marketing remark (534 chars)

    Solid Value-Add Top-Down Duplex in Wilkes-Barre! This two-unit top-down duplex presents strong upside for investors ready to renovate and reposition. The 2-bedroom, 1-bath unit rents for $1,275, and the 1-bedroom, 1-bath unit rents for $900. Each unit features separate entrances, front and rear porches, and a functional layout ideal for a full rehab--perfect for long-term holding or resale. Please note: the property will not be delivered broom-swept clean; any items currently in the house will remain unless otherwise negotiated.

26. 2017-05-19
    soldstatus $10,000
27. 2017-05-17
    soldstatus $10,000
28. 2016-11-14
    listed $12,000

ⓘ 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: $4,156 · $346/mo
• Projected year-2 tax: $4,156 · $346/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°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: $30,024
• − Mortgage interest: −$5,377
• − Property taxes: −$4,156
• − Insurance: −$480
• − Repairs & maintenance: −$2,402
• − Management: −$2,402
• − Depreciation: −$2,793
• Taxable income: $12,414
• Est. tax owed @ 24.0%: −$2,979
• After-tax cash flow: $10,063/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

+700.0% since first listed

13 events — show timeline

• 2026-05-15 Price Changed $96,000 PMAR
• 2026-05-15 Price Changed $96,000 GLVRMLS
• 2026-04-08 Price Changed $109,900 GLVRMLS
• 2026-04-08 Price Changed $109,900 PMAR
• 2026-02-20 Price Changed $129,900 PMAR
• 2026-02-20 Price Changed $129,900 GLVRMLS
• 2026-02-09 Price Changed $139,900 GLVRMLS
• 2026-02-09 Price Changed $139,900 PMAR
• 2026-01-06 Listed $149,900 GLVRMLS
• 2026-01-05 Listed $149,900 PMAR
• 2017-05-19 Sold (Public Records) $10,000 Public Records
• 2017-05-17 Sold (MLS) $10,000 LCAR
• 2016-11-14 Listed $12,000 LCAR

Property tax history

+14.3%/yr

Latest (2026): $4,156 · +0.1% YoY. Source: county tax records.