31 Edison St · Wilkes-Barre, PA 18702

$150,000

3 bd · 1.0 ba · 1,737 sqft · SingleFamily public records · 4 Days on market

Built 1950 7,405 sqft lot Est $205k · 27% under

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Why this score? — see what drove the C 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 +19.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• 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

Listing remarks MLS

Ranch with much potential to make it your own. Easy flow living space with full basement to complete and double living space. Nice size yard with a driveway. Enjoy the screened porch this coming season. Tons of storage space plus attic space. Pool table included in sale. Convenient to shopping, restaurants and entertainment.

Key facts

• Attic space
• Full basement
• Screened porch

Tags

• FULL BASEMENT
• SCREENED PORCH
• ATTIC SPACE
• POOL TABLE INCLUDED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 7.7% vs local median 5.9% 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 C — 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: Dr David W Kistler El Sch (math 11% / reading 29%, grade F, #1,248 of 1,518 statewide, top 83%, 916 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; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).
• This rent runs 33% of the median local income ($56k/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 $1k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.02% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.92%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $204,966
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Magnolia Ave	0.24mi	3/1.5	1,700 (-2%)	4mo	$112,000	$66	80
124 New Alexander St	0.19mi	4/1.5 (+1)	1,796 (+3%)	2mo	$240,000	$134	77
222 Old River Rd	0.31mi	3/2.0	1,676 (-4%)	5mo	$188,500	$112	72
551 Main St	0.51mi	3/1.0	1,686 (-3%)	2mo	$50,000	$30	70
98 Marlborough Ave	0.41mi	3/1.0	1,640 (-6%)	5mo	$140,000	$85	68
60 Corlear St	0.43mi	4/2.5 (+1)	1,760 (+1%)	2mo	$230,000	$131	65
16 Diebel Ave	0.60mi	2/1.0 (-1)	1,700 (-2%)	5mo	$218,000	$128	60
61 Reliance Dr	0.44mi	3/1.5	1,910 (+10%)	2mo	$280,000	$147	59
44 Mccarragher St	0.68mi	4/1.0 (+1)	1,600 (-8%)	2mo	$160,000	$100	48
114 Stanton St	0.73mi	4/2.5 (+1)	1,701 (-2%)	5mo	$245,000	$144	48
112 Hanover St	0.54mi	3/1.0	1,982 (+14%)	8mo	$99,000	$50	44
333 Horton St	0.74mi	4/1.5 (+1)	1,911 (+10%)	0mo	$225,000	$118	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: -7.0%
• Equity multiple: 0.73×
• Total profit: $-11,374
• Equity at exit: $22,365

10-year hold

• IRR: 7.0%
• Equity multiple: 1.63×
• Total profit: $26,289
• Equity at exit: $12,969

Cash invested: $42,000 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,530 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $106

Break-even live

Break-even rent $1,396

Max offer price $150,000

Occupancy floor 88%

Sensitivity live

Price	-10% $209	-5% $157	+0% $106	+5% $54	+10% $2
Rent	-10% $-15	-5% $45	+0% $106	+5% $166	+10% $227
Rate	-1.0pp $181	-0.5pp $144	base $106	+0.5pp $67	+1.0pp $27

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Old River Rd Wilkes Barre, PA	3.0	1.5	1600	$1,800	$1.12	45d	1	0.11mi
6 Magnolia St Wilkes Barre, PA	3.0	2.5	1700	$1,450	$0.85	45d	1	0.26mi
131 Academy St Wilkes Barre, PA	3.0	1.0	1300	$1,500	$1.15	45d	1	0.31mi
155 W River St Wilkes Barre, PA	3.0	2.0	1100	$1,425	$1.30	45d	1	0.32mi
75 Melrose Ave Apt 2 Wilkes-Barre, PA	2.0	1.0	1150	$1,250	$1.09	45d	1	0.39mi
100 Westminster St Wilkes Barre, PA	4.0	1.0	1150	$1,400	$1.22	15d	1	0.59mi
100-102 Westminster St Wilkes-Barre, PA	2.0	1.0	1200	$1,150	$0.96	23d	1	0.60mi
100-102 Westminster St Wilkes-Barre, PA	2.0	1.0	1100	$1,150	$1.05	15d	1	0.60mi
200 Gateway Dr Kingston, PA	1.0–3.0	1.0–2.0	1130	$3,219	$2.85	15d	1	0.72mi
216 Horton St Wilkes Barre, PA	3.0	1.5	1475	$1,575	$1.07	45d	1	0.72mi
342 Horton St Wilkes Barre, PA	3.0	1.5	1472	$1,650	$1.12	15d	1	0.76mi
27 Oak St Wilkes Barre, PA	3.0	1.5	1500	$1,700	$1.13	45d	1	0.83mi
26 Bradford St Wilkes Barre, PA	3.0	1.5	1056	$1,400	$1.33	15d	1	0.88mi
284 Barney St Wilkes Barre, PA	3.0	1.0	1070	$1,600	$1.50	46d	1	0.89mi
121 Oak St Unit 1 Wilkes-Barre, PA	3.0	1.0	1960	$1,550	$0.79	15d	1	0.90mi
27 S Gates Ave Kingston, PA	3.0	2.0	1200	$1,750	$1.46	23d	1	0.93mi
96 McLean St Wilkes-Barre Township, PA	3.0	1.0	1535	$1,550	$1.01	45d	1	0.95mi
243 Stanton St Wilkes Barre, PA	3.0	1.0	2024	$1,395	$0.69	15d	1	0.98mi
243 Stanton St Wilkes Barre, PA	3.0	1.0	2024	$1,450	$0.72	45d	1	0.98mi
62 Hutson St Wilkes Barre, PA	2.0	1.0	1100	$1,150	$1.05	45d	1	0.99mi
38 W Market St Unit 3 Wilkes-Barre, PA	2.0	1.0	1388	$1,295	$0.93	15d	1	1.00mi
40 N Dawes Ave Kingston, PA	3.0	1.5	1450	$1,800	$1.24	23d	1	1.04mi
73 2nd Ave Kingston, PA	2.0	1.0	1200	$950	$0.79	23d	1	1.09mi
20 N Loveland Ave Kingston, PA	3.0	2.0	1400	$1,775	$1.27	15d	1	1.11mi
115 1st Ave Unit 115 Kingston, PA	3.0	1.0	1200	$1,495	$1.25	15d	1	1.15mi
239 Poplar St Wilkes Barre, PA	3.0	1.5	1100	$1,350	$1.23	45d	1	1.17mi
98 N Franklin St Unit 2 Wilkes-Barre, PA	2.0	2.0	1254	$1,650	$1.32	15d	1	1.18mi
51 S Welles St Wilkes Barre, PA	4.0	1.0	1344	$1,600	$1.19	45d	1	1.23mi
41 Main St Kingston, PA	3.0	1.0	1350	$1,400	$1.04	23d	1	1.26mi
238 Rutter Ave Kingston, PA	2.0	1.0	1200	$1,050	$0.88	45d	1	1.27mi
202 S Nesbitt St Unit 206 B Larksville, PA	3.0	1.0	1100	$1,500	$1.36	45d	1	1.31mi
56 Kent Ln Wilkes Barre, PA	3.0	2.0	1542	$1,800	$1.17	45d	1	1.36mi
407 McLean St Wilkes Barre, PA	3.0	1.0	1482	$1,400	$0.94	15d	1	1.39mi
233 Gilligan St Wilkes Barre, PA	3.0	1.0	1440	$1,600	$1.11	23d	1	1.40mi
9-10 Meyers Ct Kingston, PA	3.0	1.0	1250	$1,500	$1.20	23d	1	1.46mi
400 N Gates Ave Unit 1 Kingston, PA	2.0	2.0	1198	$1,300	$1.09	45d	1	1.46mi

Listing history 4 events

1. 2026-03-28
   status Pending 326-char remark

   Show marketing remark (326 chars)

   Ranch with much potential to make it your own. Easy flow living space with full basement to complete and double living space. Nice size yard with a driveway. Enjoy the screened porch this coming season. Tons of storage space plus attic space. Pool table included in sale. Convenient to shopping, restaurants and entertainment.

2. 2026-03-28
   status Pending

   Show marketing remark (326 chars)

   Ranch with much potential to make it your own. Easy flow living space with full basement to complete and double living space. Nice size yard with a driveway. Enjoy the screened porch this coming season. Tons of storage space plus attic space. Pool table included in sale. Convenient to shopping, restaurants and entertainment.

3. 2026-03-24
   listed $150,000 Active 326-char remark

   Show marketing remark (326 chars)

   Ranch with much potential to make it your own. Easy flow living space with full basement to complete and double living space. Nice size yard with a driveway. Enjoy the screened porch this coming season. Tons of storage space plus attic space. Pool table included in sale. Convenient to shopping, restaurants and entertainment.

4. 2026-03-24
   listed $150,000 Active

   Show marketing remark (326 chars)

   Ranch with much potential to make it your own. Easy flow living space with full basement to complete and double living space. Nice size yard with a driveway. Enjoy the screened porch this coming season. Tons of storage space plus attic space. Pool table included in sale. Convenient to shopping, restaurants and entertainment.

ⓘ 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 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 16 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: $18,360
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$1,547
• − Repairs & maintenance: −$1,469
• − Management: −$1,469
• − Depreciation: −$4,364
• Taxable loss: −$1,141
• Est. tax savings @ 24.0%: +$274
• After-tax cash flow: $1,542/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

+0.0% since first listed

4 events — show timeline

• 2026-03-28 Pending — LCAR
• 2026-03-28 Pending — GSBR as distributed by MLS GRID
• 2026-03-24 Listed $150,000 GSBR as distributed by MLS GRID
• 2026-03-24 Listed $150,000 LCAR

Property tax history

+20.4%/yr

Latest (2026): $12,500 · +0.1% YoY. Source: county tax records.