68 Loveland Ave · Kingston, PA 18704

$164,999

3 bd · 1.5 ba · 1,566 sqft · SingleFamily public records · 33 Days on market

Built 1975 2,000 sqft lot Est $221k · 25% 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 +16.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.5/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom house with plenty of room to possibly make a 4th or even a 5th bedroom on the 3rd floor. Great area walking distance to shopping, schools and bus stops. Off street parking. All measurements are approx.

Key facts

• New paved driveway
• New cabinets
• Updated 3rd floor

Tags

• UPDATED 3RD FLOOR
• NEW CABINETS
• NEW WINDOWS
• PARTIALLY FINISHED BASEMENT
• NEW PAVED DRIVEWAY
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $37 ($447/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 $157k (4.9% below list).
• Recommended offer: $157k (4.9% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 5.0% in Kingston — 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 81/100 on livability (#162 in PA, #1,345 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, health & safety A+, housing A; Watch: employment D, commute F.
• Wyoming Valley West SD (suburban): math 18% / reading 42% proficiency, ranked #445 of 539 in PA (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.7%/yr); 132 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 33 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago 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.
• Current owner paid $125k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,971 (4.9% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.95% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.69%
• DSCR: 1.12
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $220,806
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
57 Atherton Ave	0.03mi	3/2.0	1,609 (+3%)	8mo	$195,000	$121	86
245 Wright Ave	0.15mi	3/1.0	1,482 (-5%)	10mo	$185,000	$125	74
537 Gibson Ave	0.52mi	3/1.5	1,567 (+0%)	6mo	$270,000	$172	70
71 2nd Ave	0.39mi	3/2.0	1,516 (-3%)	7mo	$235,000	$155	69
14 Ross St	0.65mi	3/2.0	1,540 (-2%)	0mo	$230,000	$149	65
15 Thomas Ave	0.23mi	3/1.0	1,794 (+15%)	7mo	$180,000	$100	58
81 Welles Ave	0.32mi	3/1.5	1,770 (+13%)	9mo	$285,000	$161	56
431 Northampton St	0.35mi	3/1.0	1,375 (-12%)	8mo	$205,000	$149	55
37 Dawes Ave	0.55mi	4/1.5 (+1)	1,682 (+7%)	4mo	$205,000	$122	54
29 Ross St	0.68mi	4/1.0 (+1)	1,508 (-4%)	2mo	$207,000	$137	53
214 Chestnut Ave	0.56mi	3/2.5	1,728 (+10%)	3mo	$243,000	$141	50
13 Laurel St	0.72mi	3/2.0	1,657 (+6%)	7mo	$200,000	$121	49

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 · 4.65% rent growth · sell at horizon

5-year hold

• IRR: -12.8%
• Equity multiple: 0.53×
• Total profit: $-21,654
• Equity at exit: $24,602

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-4,308
• Equity at exit: $14,266

Cash invested: $46,200 (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 18704

• Rents YoY: 4.7%
• Active inventory: 132
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,570 high
• Mortgage (P&I): −$865
• Tax from tax record: −$202 /mo · $2,428/yr
• Insurance: −$69
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $37

Break-even live

Break-even rent $1,523

Max offer price $164,999

Occupancy floor 93%

Sensitivity live

Price	-10% $131	-5% $84	+0% $37	+5% $-9	+10% $-56
Rent	-10% $-87	-5% $-25	+0% $37	+5% $99	+10% $161
Rate	-1.0pp $120	-0.5pp $79	base $37	+0.5pp $-6	+1.0pp $-49

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 N Loveland Ave Kingston, PA	3.0	2.0	1400	$1,775	$1.27	14d	1	0.12mi
238 Rutter Ave Kingston, PA	2.0	1.0	1200	$1,050	$0.88	45d	1	0.22mi
27 S Gates Ave Kingston, PA	3.0	2.0	1200	$1,750	$1.46	22d	1	0.31mi
41 Main St Kingston, PA	3.0	1.0	1350	$1,400	$1.04	22d	1	0.37mi
73 2nd Ave Kingston, PA	2.0	1.0	1200	$950	$0.79	22d	1	0.41mi
400 N Gates Ave Unit 1 Kingston, PA	2.0	2.0	1198	$1,300	$1.09	45d	1	0.42mi
365 N Maple Ave Kingston, PA	3.0	1.0	1600	$1,400	$0.88	22d	1	0.46mi
115 1st Ave Unit 115 Kingston, PA	3.0	1.0	1200	$1,495	$1.25	14d	1	0.47mi
54 Butler St Kingston, PA	4.0	2.5	2174	$2,000	$0.92	45d	1	0.49mi
200 Gateway Dr Kingston, PA	1.0–3.0	1.0–2.0	1130	$3,219	$2.85	14d	1	0.53mi
40 N Dawes Ave Kingston, PA	3.0	1.5	1450	$1,800	$1.24	22d	1	0.54mi
47 Price St Apt 2 Kingston, PA	2.0	1.0	1200	$1,200	$1.00	45d	1	0.62mi
9-10 Meyers Ct Kingston, PA	3.0	1.0	1250	$1,500	$1.20	22d	1	0.69mi
6 Gershom Pl Kingston, PA	2.0	2.5	2000	$2,350	$1.18	45d	1	0.81mi
27 Penn St Kingston, PA	3.0	1.5	1225	$1,550	$1.27	22d	1	0.81mi
27 1/2 Penn St Kingston, PA	3.0	1.0	1200	$1,400	$1.17	45d	1	0.82mi
104 Meyers St Kingston, PA	3.0	1.0	1200	$1,495	$1.25	45d	1	0.83mi
41 Pulaski St Kingston, PA	3.0	1.5	1292	$1,450	$1.12	22d	1	0.84mi
36 Pulaski St Kingston, PA	3.0	2.0	1432	$1,600	$1.12	14d	1	0.84mi
570 Main St Edwardsville, PA	2.0	1.0	1100	$1,180	$1.07	45d	1	0.90mi
98 E Walnut St Kingston, PA	3.0	1.0	1280	$1,500	$1.17	22d	1	0.96mi
147 W Dorrance St Kingston, PA	3.0	1.5	2000	$1,900	$0.95	22d	1	0.97mi
98 N Franklin St Unit 2 Wilkes-Barre, PA	2.0	2.0	1254	$1,650	$1.32	14d	1	0.98mi
38 W Market St Unit 3 Wilkes-Barre, PA	2.0	1.0	1388	$1,295	$0.93	14d	1	0.98mi
182 Roosevelt St Kingston, PA	2.0	1.0	1152	$1,625	$1.41	14d	1	0.99mi
109 Penn St Kingston, PA	3.0	1.0	1200	$1,400	$1.17	45d	1	0.99mi
109 Penn St Unit 1 Kingston, PA	3.0	1.0	1200	$1,400	$1.17	14d	1	0.99mi
11 Holiday Dr Kingston, PA	1.0–3.0	1.0–2.5	1083	$2,639	$2.44	14d	14	1.00mi
155 W River St Wilkes Barre, PA	3.0	2.0	1100	$1,425	$1.30	45d	1	1.18mi
301 N Main St Unit 2 Wilkes-Barre, PA	3.0	1.0	1050	$1,300	$1.24	22d	1	1.21mi
58 Jackson St Kingston, PA	4.0	2.0	1600	$2,000	$1.25	45d	1	1.25mi
131 Academy St Wilkes Barre, PA	3.0	1.0	1300	$1,500	$1.15	45d	1	1.26mi
6 Magnolia St Wilkes Barre, PA	3.0	2.5	1700	$1,450	$0.85	45d	1	1.26mi
261 N Washington St Wilkes Barre, PA	3.0	1.0	1050	$1,400	$1.33	45d	1	1.26mi
104 Old River Rd Wilkes Barre, PA	3.0	1.5	1600	$1,800	$1.12	45d	1	1.26mi
37 Wyoming St Wilkes Barre, PA	4.0	1.0	1300	$2,200	$1.69	22d	1	1.30mi
535 N Franklin St Wilkes Barre, PA	3.0	1.0	1148	$1,359	$1.18	22d	1	1.30mi
942 Wyoming Ave Unit A Forty Fort, PA	2.0	1.5	1054	$1,600	$1.52	45d	1	1.36mi
75 Melrose Ave Apt 2 Wilkes-Barre, PA	2.0	1.0	1150	$1,250	$1.09	45d	1	1.45mi
9 Snowden St Forty Fort, PA	3.0	1.0	1500	$1,250	$0.83	22d	1	1.47mi

Listing history 23 events

1. 2026-06-18
   days on market $164,999 Active 33 DOM
2. 2026-06-17
   days on market $164,999 Active 32 DOM
3. 2026-06-16
   days on market $164,999 Active 31 DOM
4. 2026-06-15
   days on market $164,999 Active 30 DOM
5. 2026-06-14
   days on market $164,999 Active 28 DOM
6. 2026-06-13
   days on market $164,999 Active 27 DOM
7. 2026-06-10
   days on market $164,999 Active 25 DOM
8. 2026-06-09
   days on market $164,999 Active 24 DOM
9. 2026-06-08
   days on market $164,999 Active 23 DOM
10. 2026-06-07
    days on market $164,999 Active 22 DOM
11. 2026-06-05
    days on market $164,999 Active 19 DOM
12. 2026-06-02
    days on market $164,999 Active 17 DOM
13. 2026-06-01
    days on market $164,999 Active 16 DOM
14. 2026-05-31
    days on market $164,999 Active 15 DOM
15. 2026-05-30
    days on market $164,999 Active 14 DOM
16. 2026-04-27
    status Pending
17. 2026-04-16
    listed $164,999 Active
18. 2026-01-23
    price $174,999
19. 2025-12-30
    price $189,999
20. 2024-01-26
    status Pending 211-char remark

    Show marketing remark (211 chars)

    3 bedroom house with plenty of room to possibly make a 4th or even a 5th bedroom on the 3rd floor. Great area walking distance to shopping, schools and bus stops. Off street parking. All measurements are approx.

21. 2024-01-26
    soldstatus $125,000 Closed 211-char remark

    Show marketing remark (211 chars)

    3 bedroom house with plenty of room to possibly make a 4th or even a 5th bedroom on the 3rd floor. Great area walking distance to shopping, schools and bus stops. Off street parking. All measurements are approx.

22. 2024-01-04
    listed $152,900 Active 211-char remark

    Show marketing remark (211 chars)

    3 bedroom house with plenty of room to possibly make a 4th or even a 5th bedroom on the 3rd floor. Great area walking distance to shopping, schools and bus stops. Off street parking. All measurements are approx.

23. 2009-03-13
    soldstatus $133,000

ⓘ 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: $2,428 · $202/mo
• Projected year-2 tax: $2,518 · $210/mo
• Expected delta: +$89/yr (+$7/mo · 3.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,837
• − Mortgage interest: −$9,243
• − Property taxes: −$2,428
• − Insurance: −$1,622
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − Depreciation: −$4,800
• Taxable loss: −$2,271
• Est. tax savings @ 24.0%: +$545
• After-tax cash flow: $992/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: Wyoming Valley West SD
• NCES district ID: 4225950
• Math proficiency: 18% ▼ -11.00%
• Reading proficiency: 42% ▼ -12.00%
• Median HH income: $42,437
• Composite: 25.38/100
• National rank: #7470
• State rank: #445 of 539 in PA

Livability — Kingston

• Score: 81/100
• State rank: #162
• US rank: #1345

Category grades

Amenities A- Commute F Cost of living A+ Crime A- Employment D Housing A Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kingston, PA
• County: Luzerne County · 118,885 people
• City population: 31,149
• Metro: Scranton--Wilkes-Barre, PA
• Population (ZIP): 31,149
• Household income: $64,444
• Rent vs Own: 39.9% rent · 60.1% own
• Severe rent burden: 1454.0

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: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 8% Black 6% Two or more races 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 18% Scotch-Irish 4% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 4% Russian/Polish/Slavic 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: ▼ -154.72%
• Current HPI: 255.5375
• Rent YoY: ▲ 4.65%
• 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

+24.1% since first listed

8 events — show timeline

• 2026-04-27 Pending — LCAR
• 2026-04-16 Listed $164,999 LCAR
• 2026-01-23 Price Changed $174,999 LCAR
• 2025-12-30 Price Changed $189,999 LCAR
• 2024-01-26 Pending — LCAR
• 2024-01-26 Sold (MLS) $125,000 LCAR
• 2024-01-04 Listed $152,900 LCAR
• 2009-03-13 Sold (Public Records) $133,000 Public Records

Property tax history

+1.8%/yr

Latest (2026): $2,428 · +0.4% YoY. Source: county tax records.