157 Empire St · Wilkes-Barre, PA 18702

$130,000

2 bd · 1.5 ba · 1,144 sqft · SingleFamily public records · 5 Days on market

Built 1925 2,614 sqft lot Est $130k · 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 +17.9/30.0
• ARV discount +7.6/15.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• 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

This is it! Sweet, well cared for home with first floor laundry, ductless A/C, enclosed side porch, private driveway, and tidy landscaped yard. This is an estate and is being sold as is. Cash or conventional financing only. Furniture and contents can be included at no additional cost to the buyer. This cutie won't last long. Schedule your tour today!

Key facts

• Enclosed side porch
• Ductless a/c
• Private driveway

Tags

• FIRST FLOOR LAUNDRY
• DUCTLESS A/C
• ENCLOSED SIDE PORCH
• PRIVATE DRIVEWAY
• TIDY LANDSCAPED YARD

Property features AI

Exterior

• Security: Security system
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels
• Construction: Aluminum siding
• Exterior features: Porch

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Baseboard heating; Ceiling fan(s) for cooling
• Interior features: Eat-in kitchen; Basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $42 ($507/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 (1.9% below list).
• Recommended offer: $127k (1.9% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 5.9% in Wilkes-Barre — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Heights/Murray El Sch (math 8% / reading 25%, grade F, #1,312 of 1,518 statewide, top 87%, 837 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; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $899 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 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,479 (1.9% below list)

Questions for the listing agent

1. Built in 1925 — 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. 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?
5. 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.
6. 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.
7. 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: 0.98% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.58%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $130,416
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
299 Lehigh St	0.33mi	3/1.0 (+1)	1,150 (+0%)	3mo	$120,000	$104	74
119 Meade St	0.17mi	3/1.0 (+1)	1,211 (+6%)	6mo	$170,000	$140	71
255 Lehigh St	0.39mi	3/1.5 (+1)	1,100 (-4%)	0mo	$170,000	$155	70
9 Joseph Ln	0.07mi	3/1.5 (+1)	1,000 (-13%)	3mo	$135,000	$135	68
403 Northampton St	0.15mi	3/1.5 (+1)	1,280 (+12%)	6mo	$128,000	$100	63
22 Hayes Ln	0.51mi	3/1.5 (+1)	1,100 (-4%)	5mo	$87,000	$79	61
65 Hutson St	0.68mi	2/2.0	1,100 (-4%)	6mo	$125,000	$114	55
3 Spencer St	0.65mi	3/1.5 (+1)	1,200 (+5%)	6mo	$160,000	$133	51
220 Noble Ln	0.62mi	2/1.0	1,052 (-8%)	10mo	$90,000	$86	48
69 Hutson St	0.68mi	2/1.0	1,044 (-9%)	8mo	$125,000	$120	45
113 Meade St	0.50mi	3/1.0 (+1)	1,304 (+14%)	4mo	$87,500	$67	43
16 Hutson St	0.62mi	3/1.0 (+1)	1,304 (+14%)	7mo	$145,000	$111	35

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: -9.5%
• Equity multiple: 0.64×
• Total profit: $-13,201
• Equity at exit: $19,383

10-year hold

• IRR: 4.7%
• Equity multiple: 1.41×
• Total profit: $14,932
• Equity at exit: $11,240

Cash invested: $36,400 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,275 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $42

Break-even live

Break-even rent $1,221

Max offer price $130,000

Occupancy floor 92%

Sensitivity live

Price	-10% $132	-5% $87	+0% $42	+5% $-3	+10% $-48
Rent	-10% $-58	-5% $-8	+0% $42	+5% $93	+10% $143
Rate	-1.0pp $108	-0.5pp $75	base $42	+0.5pp $9	+1.0pp $-26

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
83 S Empire St Unit 1 Wilkes-Barre, PA	1.0	1.0	900	$850	$0.94	23d	1	0.16mi
92 S Diamond St Wilkes-Barre, PA	3.0	1.0	1150	$1,400	$1.22	45d	1	0.29mi
2 S Empire St Unit 2R Wilkes-Barre, PA	2.0	1.0	850	$1,250	$1.47	23d	1	0.32mi
36 Logan St Wilkes-Barre, PA	3.0	1.0	1200	$1,125	$0.94	45d	1	0.38mi
62 Hutson St Wilkes Barre, PA	2.0	1.0	1100	$1,150	$1.05	45d	1	0.64mi
62 Hutson St Unit 1 Wilkes-Barre, PA	2.0	1.0	730	$1,250	$1.71	15d	1	0.64mi
32 Murray St Unit 34 Wilkes-Barre, PA	3.0	1.0	930	$1,100	$1.18	23d	1	0.78mi
67-69 Public Sq #1203 Wilkes Barre, PA	2.0	1.0	875	$1,825	$2.09	45d	1	0.89mi
273 New Hancock St Unit 2 Wilkes-Barre, PA	2.0	1.0	725	$1,300	$1.79	23d	1	0.89mi
67-69 Public Sq Wilkes-Barre, PA	2.0	1.0	910	$1,875	$2.06	45d	1	0.90mi
2 N Diamond St Wilkes-Barre, PA	3.0	1.0	1000	$1,500	$1.50	23d	1	0.93mi
131 Scott St Wilkes-Barre Township, PA	2.0	1.0	1144	$1,300	$1.14	45d	1	0.96mi
150 S Franklin St Wilkes Barre, PA	2.0	1.0	850	$1,750	$2.06	45d	1	0.98mi
30 Chapel St Wilkes Barre, PA	1.0	1.0	700	$1,150	$1.64	23d	1	1.03mi
407 McLean St Wilkes Barre, PA	3.0	1.0	1482	$1,400	$0.94	15d	1	1.06mi
38 W Market St Unit 3 Wilkes-Barre, PA	2.0	1.0	1388	$1,295	$0.93	15d	1	1.06mi
268 N Pennsylvania Ave Unit 2 Wilkes-Barre, PA	3.0	1.0	758	$1,300	$1.72	23d	1	1.07mi
261 N Washington St Wilkes Barre, PA	3.0	1.0	1050	$1,400	$1.33	45d	1	1.11mi
403 S Franklin St Wilkes Barre, PA	2.0	1.0	900	$1,050	$1.17	23d	1	1.11mi
98 N Franklin St Unit 2 Wilkes-Barre, PA	2.0	2.0	1254	$1,650	$1.32	15d	1	1.11mi
19 N River St Unit 403 Wilkes-Barre, PA	2.0	1.0	723	$1,600	$2.21	15d	1	1.12mi
19 N River St Unit 308 Wilkes-Barre, PA	2.0	1.5	910	$1,600	$1.76	15d	1	1.12mi
44 Eagle Ct Wilkes Barre, PA	1.0–3.0	1.0–1.5	910	$1,722	$1.89	15d	5	1.12mi
132 Sambourne St Wilkes Barre, PA	2.0	1.0	1000	$1,250	$1.25	23d	1	1.15mi
366 S River St Apt 3 Wilkes-Barre, PA	1.0	1.0	1000	$975	$0.97	23d	1	1.16mi
168-170 Kidder St Wilkes-Barre, PA	2.0	1.0	750	$1,250	$1.67	23d	1	1.23mi
168 Kidder St City of Wilkes Barre, PA	2.0	1.0	750	$1,250	$1.67	23d	1	1.24mi
131 Academy St Wilkes Barre, PA	3.0	1.0	1300	$1,500	$1.15	45d	1	1.24mi
155 W River St Wilkes Barre, PA	3.0	2.0	1100	$1,425	$1.30	45d	1	1.25mi
233 Gilligan St Wilkes Barre, PA	3.0	1.0	1440	$1,600	$1.11	23d	1	1.26mi
301 N Main St Unit 2 Wilkes-Barre, PA	3.0	1.0	1050	$1,300	$1.24	23d	1	1.27mi
239 Poplar St Wilkes Barre, PA	3.0	1.5	1100	$1,350	$1.23	45d	1	1.27mi
100 E Newport St Hanover Township, PA	2.0	1.5	1344	$1,250	$0.93	45d	1	1.31mi
402 Scott St Fl 3 Wilkes-Barre, PA	2.0	1.0	761	$950	$1.25	45d	1	1.35mi
75 Wood St Wilkes Barre, PA	2.0	1.0	990	$1,300	$1.31	45d	1	1.37mi
26 Stanley St Wilkes Barre, PA	2.0	1.0	950	$1,650	$1.74	45d	1	1.38mi
423 Scott St Apt 1 Wilkes-Barre, PA	3.0	1.0	1100	$1,450	$1.32	45d	1	1.38mi
26 Bradford St Wilkes Barre, PA	3.0	1.5	1056	$1,400	$1.33	15d	1	1.39mi
780 Hazle St Unit Rear 2nd Fl Ashley, PA	2.0	1.0	850	$975	$1.15	15d	1	1.43mi

Listing history 5 events

1. 2026-06-15
   status $130,000 Pending 5 DOM
2. 2026-06-15
   days on market $130,000 Active 5 DOM
3. 2026-06-14
   days on market $130,000 Active 3 DOM
4. 2026-06-13
   remarks 352-char remark
5. 2026-06-13
   listed $130,000 Active 2 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥90°F today · 17 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: $15,297
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$1,448
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − Depreciation: −$3,782
• Taxable loss: −$1,611
• Est. tax savings @ 24.0%: +$387
• After-tax cash flow: $893/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

• 2026-06-10 Listed $130,000 LCAR

Property tax history

+20.4%/yr

Latest (2026): $8,743 · +0.1% YoY. Source: county tax records.