Why Scranton, PA Remains One of the Best Markets for BRRRR & Long-Term Real Estate Investing

Why Scranton, PA Remains One of the Best Markets for BRRRR & Long-Term Real Estate Investing

Scranton, Pennsylvania isn’t just “on the map” — it’s maturing into one of the most strategically sound real estate investment markets in the country.

As someone who specializes in investment properties throughout the Scranton market, I work hands-on with everything from single-family rentals and multifamily portfolios to renovations, BRRRRs, turn-key acquisitions, and large commercial buildings. I’ve watched this market evolve in real time — and I can say confidently: Scranton remains one of the rare places where appreciation and forced value still meaningfully intersect.

BRRRR Investing in Scranton: Why It’s Historically Worked So Well

For years, Scranton has been especially lucrative for BRRRR-style investing because of three fundamentals:

• Low acquisition costs relative to rent potential

• Strong, stable tenant demand

• A housing stock that allows value to be created, not just bought

This allowed investors to:

• buy below replacement cost

• renovate strategically

• refinance into stabilized assets

• repeat at scale

That hasn’t disappeared — but the environment has changed.

The Reality: Competition Is Higher — Precision Matters More

Let’s address the elephant in the room.

The secret is out.

There are more investors competing for the same deals, often using similar playbooks. Entry-level properties move faster, and margins are no longer forgiving for sloppy underwriting or hopeful pricing.

But here’s the important part:

A competitive market does not mean an unprofitable one — it means a more strategic one.

Scranton’s 2026 Appreciation Changes the Math Entirely

According to national projections, Scranton is expected to see over 11% year-over-year appreciation in 2026. That appreciation is exclusive of forced value.

Which means investors here aren’t choosing between:

• appreciation or cash flow

They’re stacking:

• market appreciation

• renovation equity

• rent growth

• operational improvements

That combination is exceptionally rare — especially in markets with relatively low barriers to entry.

Appraisal Friction: The Real (But Manageable) Pain Point

One of the biggest challenges investors face in Scranton — and in most secondary markets — is dinosaur-aged appraisal methodology.

Many appraisals still:

• lag real buyer demand

• underweight stabilized rental income

• fail to reflect renovation quality accurately

This can be frustrating during refinances or acquisitions.

But historically, where there is growth, there is friction. Investors who plan conservatively, understand valuation timing, and structure deals intelligently are still outperforming long-term.

Why Scranton ≠ Wilkes-Barre (From an Investor Perspective)

National media often lumps “Scranton and Wilkes-Barre” together.

On the ground, the numbers tell a different story.

From an investor standpoint, Scranton shows stronger consistency, deeper rental confidence, and better long-term resale behavior, particularly when evaluating:

• days on market

• value retention

• tenant demand

• buyer confidence

That doesn’t mean Wilkes-Barre lacks opportunity — but they are not interchangeable markets, and strategies should not be copied blindly between them.

The Real Opportunity: Surrounding Lackawanna County Municipalities

When investors hear “Scranton,” they often think city limits.

That’s a mistake.

Some of the strongest long-term investment opportunities exist in surrounding Lackawanna County municipalities, including (but not limited to):

📍 High-Performing Submarkets to Watch

• Dunmore – strong rents, stable demand, lower volatility

• Dickson City – excellent tenant pool, solid resale strength

• Jessup – lower expenses, improving housing stock

• Olyphant – strong rent-to-price ratios, long-term upside

• Blakely / Archbald – less government friction, durable tenancy

These areas often offer:

• lower operating expenses

• less regulatory involvement

• comparable rents

• longer-term tenant stability

For portfolio investors, they are often the real goldmine.

Why Strategy Matters More Than Ever

In today’s Scranton market, success comes down to:

• precise acquisition pricing

• understanding micro-markets

• renovation strategy aligned with appraisal reality

• pricing for exposure or value — intentionally

The days of guessing are gone.

From the Heart: How We Actually Work With Investors

At Revolve, we don’t believe in cookie-cutter investment advice.

Every investor is different. Every deal is different.  Every risk tolerance is different.

Sometimes the right move is:

• pricing aggressively for exposure

• moving fast

• capturing clean, predictable returns

Other times, the strategy is:

• identifying the next income tier

• outlining exactly where renovations create outsized returns

• providing a step-by-step roadmap to break into a higher valuation band.

And sometimes, speed is the catalyst — and we price accordingly.

Our role is to:

• tell you the truth

• show you the numbers

• and help you decide what aligns with your goals

Whether you’re building your first rental or scaling a multi-property portfolio, we’re here for it all.