131 Stanton St · Wilkes-Barre, PA 18702

$109,900

3 bd · 1.0 ba · 1,206 sqft · SingleFamily public records · 7 Days on market

Built 1900 2,376 sqft lot Est $129k · 15% 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 +27.9/30.0
• ARV discount +14.2/15.0
• DSCR +9.9/10.0
• 1% rule +7.7/10.0
• 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

3 bedroom single family house on a corner lot. House needs some updating.

Key facts

• 2,376 sq ft lot
• Listed 7 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories
• Construction: Vinyl siding
• Exterior features: Fenced yard; Corner lot; Shed(s)

Interior

• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Baseboard heating
• Interior features: Gas water heater; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 10.0% 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; 40 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 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 $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,900

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. 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 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: 1.27% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.22%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $129,042
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
131 Stanton St	0.00mi	3/1.0	1,200 (-0%)	0mo	$110,500	$92	99
64 Prospect St	0.07mi	3/1.0	1,231 (+2%)	1mo	$123,000	$100	92
71 Prospect St	0.06mi	3/1.0	1,120 (-7%)	0mo	$115,000	$103	85
22 Bruce Ln	0.31mi	3/1.0	1,173 (-3%)	1mo	$125,000	$107	80
127 Loomis St	0.27mi	2/2.0 (-1)	1,245 (+3%)	0mo	$124,000	$100	73
290 Hazle St	0.29mi	3/1.5	1,088 (-10%)	0mo	$152,000	$140	68
287 Andover St	0.52mi	3/2.0	1,312 (+9%)	2mo	$120,000	$91	56
299 Lehigh St	0.74mi	3/1.0	1,150 (-5%)	3mo	$120,000	$104	56
10 Kirkendall Ave	0.62mi	3/1.0	1,100 (-9%)	3mo	$195,000	$177	54
255 Lehigh St	0.67mi	3/1.5	1,100 (-9%)	0mo	$170,000	$155	52
228 Hancock St	0.72mi	4/1.5 (+1)	1,140 (-6%)	4mo	$165,000	$145	47
368 S Meade St	0.67mi	3/1.5	1,341 (+11%)	2mo	$165,000	$123	46

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: 7.5%
• Equity multiple: 1.31×
• Total profit: $9,389
• Equity at exit: $16,386

10-year hold

• IRR: 19.9%
• Equity multiple: 2.98×
• Total profit: $60,853
• Equity at exit: $9,502

Cash invested: $30,772 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,391 high
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $339

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 71%

Sensitivity live

Price	-10% $415	-5% $377	+0% $339	+5% $301	+10% $263
Rent	-10% $229	-5% $284	+0% $339	+5% $394	+10% $449
Rate	-1.0pp $394	-0.5pp $367	base $339	+0.5pp $311	+1.0pp $282

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 Sambourne St Wilkes Barre, PA	2.0	1.0	1000	$1,250	$1.25	22d	1	0.36mi
26 Bradford St Wilkes Barre, PA	3.0	1.5	1056	$1,400	$1.33	14d	1	0.37mi
32 Murray St Unit 34 Wilkes-Barre, PA	3.0	1.0	930	$1,100	$1.18	22d	1	0.40mi
62 Hutson St Wilkes Barre, PA	2.0	1.0	1100	$1,150	$1.05	44d	1	0.42mi
62 Hutson St Unit 1 Wilkes-Barre, PA	2.0	1.0	730	$1,250	$1.71	14d	1	0.42mi
239 Poplar St Wilkes Barre, PA	3.0	1.5	1100	$1,350	$1.23	44d	1	0.43mi
75 Wood St Wilkes Barre, PA	2.0	1.0	990	$1,300	$1.31	44d	1	0.43mi
100 Westminster St Wilkes Barre, PA	4.0	1.0	1150	$1,400	$1.22	14d	1	0.50mi
100-102 Westminster St Wilkes-Barre, PA	2.0	1.0	1100	$1,150	$1.05	14d	1	0.50mi
100-102 Westminster St Wilkes-Barre, PA	2.0	1.0	1200	$1,150	$0.96	22d	1	0.50mi
403 S Franklin St Wilkes Barre, PA	2.0	1.0	900	$1,050	$1.17	22d	1	0.53mi
407 McLean St Wilkes Barre, PA	3.0	1.0	1482	$1,400	$0.94	14d	1	0.57mi
34 Barney St Fl Right Wilkes-Barre, PA	2.0	1.0	1000	$1,195	$1.20	44d	1	0.57mi
233 Gilligan St Wilkes Barre, PA	3.0	1.0	1440	$1,600	$1.11	22d	1	0.62mi
156 Hanover St Wilkes Barre, PA	3.0	1.0	850	$1,300	$1.53	14d	1	0.63mi
131 Academy St Wilkes Barre, PA	3.0	1.0	1300	$1,500	$1.15	44d	1	0.63mi
155 W River St Wilkes Barre, PA	3.0	2.0	1100	$1,425	$1.30	44d	1	0.70mi
284 Barney St Wilkes Barre, PA	3.0	1.0	1070	$1,600	$1.50	45d	1	0.78mi
26 Stanley St Wilkes Barre, PA	2.0	1.0	950	$1,650	$1.74	44d	1	0.79mi
216 Horton St Wilkes Barre, PA	3.0	1.5	1475	$1,575	$1.07	44d	1	0.84mi
129 Carlisle St Wilkes Barre, PA	2.0	1.0	1005	$1,200	$1.19	14d	1	0.86mi
134 Nicholson St Wilkes Barre, PA	4.0	1.0	1200	$1,600	$1.33	22d	1	0.86mi
134 Nicholson St Unit 3 Wilkes-Barre Township, PA	4.0	1.0	1200	$1,500	$1.25	14d	1	0.86mi
159 New Mallery Pl Unit 2 Wilkes-Barre, PA	2.0	1.0	1020	$950	$0.93	44d	1	0.89mi
150 S Franklin St Wilkes Barre, PA	2.0	1.0	850	$1,750	$2.06	44d	1	0.91mi
224 New Mallery Pl Wilkes Barre, PA	2.0	1.0	850	$1,000	$1.18	14d	1	0.93mi
68 Circle Dr Hanover Township, PA	3.0	1.5	950	$1,800	$1.89	14d	1	0.93mi
44 Eagle Ct Wilkes Barre, PA	1.0–3.0	1.0–1.5	910	$1,999	$2.20	14d	5	0.94mi
780 Hazle St Unit Rear 2nd Fl Ashley, PA	2.0	1.0	850	$975	$1.15	14d	1	0.95mi
100 E Newport St Hanover Township, PA	2.0	1.5	1344	$1,250	$0.93	44d	1	0.98mi
75 Melrose Ave Apt 2 Wilkes-Barre, PA	2.0	1.0	1150	$1,250	$1.09	44d	1	1.01mi
13 Woodbury St Hanover Township, PA	2.0	1.0	1000	$1,100	$1.10	44d	1	1.02mi
51 S Welles St Wilkes Barre, PA	4.0	1.0	1344	$1,600	$1.19	44d	1	1.03mi
86 Maffett St Wilkes-Barre, PA	2.0	1.0	1032	$1,300	$1.26	44d	1	1.04mi
27 Oak St Wilkes Barre, PA	3.0	1.5	1500	$1,700	$1.13	44d	1	1.06mi
342 Horton St Wilkes Barre, PA	3.0	1.5	1472	$1,650	$1.12	14d	1	1.06mi
75 Oxford St Hanover Township, PA	2.0	1.0	900	$950	$1.06	14d	1	1.08mi
67-69 Public Sq #1203 Wilkes Barre, PA	2.0	1.0	875	$1,825	$2.09	44d	1	1.12mi
99 N Main St Ashley, PA	3.0	1.0	700	$1,095	$1.56	44d	1	1.12mi
67-69 Public Sq Wilkes-Barre, PA	2.0	1.0	910	$1,875	$2.06	44d	1	1.13mi

Listing history 1 events

1. 2026-05-19
   listed $109,900 Active

ⓘ 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 ≥97°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: $16,687
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$1,335
• − Management: −$1,335
• − Depreciation: −$3,197
• Taxable income: $2,466
• Est. tax owed @ 24.0%: −$592
• After-tax cash flow: $3,477/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

• 2026-05-19 Listed $109,900 LCAR

Property tax history

+20.4%/yr

Latest (2026): $7,995 · +0.1% YoY. Source: county tax records.