10 Beekman St · Wilkes-Barre, PA 18702

$194,900

None bd · 8.0 ba · 2,064 sqft · MultiFamily public records · 46 Days on market

Built 1900 2,613 sqft lot Est $208k · 7% 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 +25.7/30.0
• ARV discount +10.4/15.0
• 1% rule +9.1/10.0
• DSCR +8.6/10.0
• 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

Turnkey side-by-side duplex at 10-12 Beekman Street offering two spacious units with separate entrances and practical, functional layouts. Each side features comfortable living areas, generous room sizes, and full basements for added storage and utility space, all set on a level city lot with on-street parking. Perfect for investors seeking steady cash flow or owner-occupants looking to offset their mortgage, this Wilkes-Barre opportunity delivers strong upside in a convenient location near schools, shopping, and public transportation.

Key facts

• On-street parking
• Level city lot
• Attic storage

Tags

• SEPARATE ENTRANCES
• ATTIC STORAGE
• FULL BASEMENTS
• LEVEL CITY LOT
• ON-STREET PARKING

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $195k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive. Per door: $234/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).
• Recommended offer: $189k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• At $2,743/mo this rent would consume 58% 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 $1k of loan paydown is wiped out by about $6k 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 $55k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $195k implies a 457% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,053 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% 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 1900 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.41% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.29%
• DSCR: 1.46
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $208,464
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44-46 Orchard St	0.29mi	6/2.0	2,025 (-2%)	0mo	$135,000	$67	63
79 Old River Rd	0.39mi	4/2.0	2,047 (-1%)	6mo	$222,480	$109	56
178 178 1/2 High St	0.56mi	2/3.0	2,160 (+5%)	2mo	$135,000	$63	44
54 Mallery Pl	0.49mi	3/2.0	2,100 (+2%)	12mo	$230,000	$110	44
20 20 Rear Westminster St	0.19mi	6/3.0	2,334 (+13%)	8mo	$275,000	$118	43
162 Sambourne St	0.44mi	3/2.0	1,989 (-4%)	13mo	$90,000	$45	43
284 Barney St	0.52mi	6/2.0	2,140 (+4%)	10mo	$217,000	$101	42
283 Academy St	0.44mi	6/2.0	2,276 (+10%)	1mo	$250,000	$110	42
195-197 Brown St	0.71mi	5/3.0	2,030 (-2%)	11mo	$195,000	$96	35
93 97 Sambourne St	0.50mi	5/2.0	1,914 (-7%)	14mo	$175,000	$91	33
95 97 Simpson St	0.73mi	4/2.0	2,206 (+7%)	3mo	$220,000	$100	32
131-133 Grove St	0.70mi	7/3.0	2,240 (+8%)	1mo	$263,000	$117	32

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: 4.3%
• Equity multiple: 1.17×
• Total profit: $9,493
• Equity at exit: $29,060

10-year hold

• IRR: 17.6%
• Equity multiple: 2.77×
• Total profit: $96,586
• Equity at exit: $16,851

Cash invested: $54,572 (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: 11.8×

Monthly cashflow live

• Estimated rent: $2,743 high
• Mortgage (P&I): −$1,022
• Tax from tax record: −$596 /mo · $7,148/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$576
• Net cashflow: $468

Break-even live

Break-even rent $2,151

Max offer price $194,900

Occupancy floor 78%

Sensitivity live

Price	-10% $578	-5% $523	+0% $468	+5% $413	+10% $358
Rent	-10% $251	-5% $360	+0% $468	+5% $576	+10% $685
Rate	-1.0pp $566	-0.5pp $518	base $468	+0.5pp $418	+1.0pp $366

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$2,744
Total (2 units)			$2,743

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	44d	1	0.30mi
216 Horton St Wilkes Barre, PA	3.0	1.5	1475	$1,575	$1.07	44d	1	0.37mi
6 Magnolia St Wilkes Barre, PA	3.0	2.5	1700	$1,450	$0.85	44d	1	0.47mi
342 Horton St Wilkes Barre, PA	3.0	1.5	1472	$1,650	$1.12	14d	1	0.47mi
27 Oak St Wilkes Barre, PA	3.0	1.5	1500	$1,700	$1.13	44d	1	0.52mi
121 Oak St Unit 1 Wilkes-Barre, PA	3.0	1.0	1960	$1,550	$0.79	14d	1	0.63mi
96 McLean St Wilkes-Barre Township, PA	3.0	1.0	1535	$1,550	$1.01	44d	1	0.70mi
243 Stanton St Wilkes Barre, PA	3.0	1.0	2024	$1,395	$0.69	14d	1	0.90mi
243 Stanton St Wilkes Barre, PA	3.0	1.0	2024	$1,450	$0.72	44d	1	0.90mi
123 S Franklin St Wilkes-Barre, PA	3.0	2.0	2400	$3,450	$1.44	21d	1	1.06mi
233 Gilligan St Wilkes Barre, PA	3.0	1.0	1440	$1,600	$1.11	21d	1	1.20mi
407 McLean St Wilkes Barre, PA	3.0	1.0	1482	$1,400	$0.94	14d	1	1.23mi
56 Kent Ln Wilkes Barre, PA	3.0	2.0	1542	$1,800	$1.17	44d	1	1.38mi
40 N Dawes Ave Kingston, PA	3.0	1.5	1450	$1,800	$1.24	21d	1	1.38mi
20 N Loveland Ave Kingston, PA	3.0	2.0	1400	$1,775	$1.27	14d	1	1.45mi

Listing history 12 events

1. 2026-06-07
   days on marketlisting id $194,900 Pending 46 DOM
2. 2026-04-10
   status Pending 541-char remark

   Show marketing remark (541 chars)

   Turnkey side-by-side duplex at 10-12 Beekman Street offering two spacious units with separate entrances and practical, functional layouts. Each side features comfortable living areas, generous room sizes, and full basements for added storage and utility space, all set on a level city lot with on-street parking. Perfect for investors seeking steady cash flow or owner-occupants looking to offset their mortgage, this Wilkes-Barre opportunity delivers strong upside in a convenient location near schools, shopping, and public transportation.

3. 2026-04-08
   status Pending
4. 2026-03-19
   status Active 541-char remark

   Show marketing remark (541 chars)

   Turnkey side-by-side duplex at 10-12 Beekman Street offering two spacious units with separate entrances and practical, functional layouts. Each side features comfortable living areas, generous room sizes, and full basements for added storage and utility space, all set on a level city lot with on-street parking. Perfect for investors seeking steady cash flow or owner-occupants looking to offset their mortgage, this Wilkes-Barre opportunity delivers strong upside in a convenient location near schools, shopping, and public transportation.

5. 2026-03-19
   price $194,900 541-char remark

   Show marketing remark (541 chars)

   Turnkey side-by-side duplex at 10-12 Beekman Street offering two spacious units with separate entrances and practical, functional layouts. Each side features comfortable living areas, generous room sizes, and full basements for added storage and utility space, all set on a level city lot with on-street parking. Perfect for investors seeking steady cash flow or owner-occupants looking to offset their mortgage, this Wilkes-Barre opportunity delivers strong upside in a convenient location near schools, shopping, and public transportation.

6. 2026-03-19
   price $194,900

   Show marketing remark (541 chars)

   Turnkey side-by-side duplex at 10-12 Beekman Street offering two spacious units with separate entrances and practical, functional layouts. Each side features comfortable living areas, generous room sizes, and full basements for added storage and utility space, all set on a level city lot with on-street parking. Perfect for investors seeking steady cash flow or owner-occupants looking to offset their mortgage, this Wilkes-Barre opportunity delivers strong upside in a convenient location near schools, shopping, and public transportation.

7. 2026-03-19
   status Active

   Show marketing remark (541 chars)

   Turnkey side-by-side duplex at 10-12 Beekman Street offering two spacious units with separate entrances and practical, functional layouts. Each side features comfortable living areas, generous room sizes, and full basements for added storage and utility space, all set on a level city lot with on-street parking. Perfect for investors seeking steady cash flow or owner-occupants looking to offset their mortgage, this Wilkes-Barre opportunity delivers strong upside in a convenient location near schools, shopping, and public transportation.

8. 2026-03-12
   status Pending 541-char remark

   Show marketing remark (541 chars)

   Turnkey side-by-side duplex at 10-12 Beekman Street offering two spacious units with separate entrances and practical, functional layouts. Each side features comfortable living areas, generous room sizes, and full basements for added storage and utility space, all set on a level city lot with on-street parking. Perfect for investors seeking steady cash flow or owner-occupants looking to offset their mortgage, this Wilkes-Barre opportunity delivers strong upside in a convenient location near schools, shopping, and public transportation.

9. 2026-03-12
   status Pending

   Show marketing remark (541 chars)

   Turnkey side-by-side duplex at 10-12 Beekman Street offering two spacious units with separate entrances and practical, functional layouts. Each side features comfortable living areas, generous room sizes, and full basements for added storage and utility space, all set on a level city lot with on-street parking. Perfect for investors seeking steady cash flow or owner-occupants looking to offset their mortgage, this Wilkes-Barre opportunity delivers strong upside in a convenient location near schools, shopping, and public transportation.

10. 2026-02-17
    listed $214,900 Active
11. 2026-02-16
    listed $214,900 Active 541-char remark

    Show marketing remark (541 chars)

    Turnkey side-by-side duplex at 10-12 Beekman Street offering two spacious units with separate entrances and practical, functional layouts. Each side features comfortable living areas, generous room sizes, and full basements for added storage and utility space, all set on a level city lot with on-street parking. Perfect for investors seeking steady cash flow or owner-occupants looking to offset their mortgage, this Wilkes-Barre opportunity delivers strong upside in a convenient location near schools, shopping, and public transportation.

12. 2017-10-11
    soldstatus $35,000

ⓘ 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: $7,148 · $596/mo
• Projected year-2 tax: $7,148 · $596/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 6/10 Major FEMA zone X · 27% 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: $32,916
• − Mortgage interest: −$10,917
• − Property taxes: −$7,148
• − Insurance: −$974
• − Repairs & maintenance: −$2,633
• − Management: −$2,633
• − Depreciation: −$5,670
• Taxable income: $2,940
• Est. tax owed @ 24.0%: −$706
• After-tax cash flow: $4,911/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

+456.9% since first listed

11 events — show timeline

• 2026-04-10 Pending — PMAR
• 2026-04-08 Pending — GLVRMLS
• 2026-03-19 Relisted — PMAR
• 2026-03-19 Price Changed $194,900 PMAR
• 2026-03-19 Price Changed $194,900 GLVRMLS
• 2026-03-19 Relisted — GLVRMLS
• 2026-03-12 Pending — PMAR
• 2026-03-12 Pending — GLVRMLS
• 2026-02-17 Listed $214,900 GLVRMLS
• 2026-02-16 Listed $214,900 PMAR
• 2017-10-11 Sold (Public Records) $35,000 Public Records

Property tax history

+17.2%/yr

Latest (2026): $7,148 · +0.1% YoY. Source: county tax records.