124 Dorrance St · Kingston, PA 18704

$233,000

4 bd · 2.0 ba · 1,860 sqft · MultiFamily public records · 60 Days on market

Built 1920 6,400 sqft lot Est $203k · 15% over

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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 +25.0/30.0
• DSCR +8.1/10.0
• 1% rule +6.3/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.8/15.0
• 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

Money making duplex situated on corner lot in convenient Kingston location. 2 bedrooms, 1 bath each unit with separate gas heat, hot water and electric. Nice yard and off-street parking for 2 cars. Great investment property or live in one unit and have a tenant pay your mortgage!

Key facts

• Kingston duplex
• Size yard
• Kitchen

Tags

• KINGSTON DUPLEX
• LIVING ROOM
• KITCHEN
• FULL BATH
• SIZE YARD
• CORNER PROPERTY

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Multi-family residential income property; Aluminum siding
• Exterior features: 50 x 128 lot; Zoned for apartment residential; Corner lot (corner of Mercer and Dorrance)

Interior

• Heating & cooling: Natural gas heating; Baseboard heat
• Interior features: Gas water heater; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $233k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive. Per door: $220/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $233k).
• Recommended offer: $226k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).
• At $2,622/mo this rent would consume 49% of the median local household income ($64k/yr) (locally 1454% 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 $2k of loan paydown is wiped out by about $7k 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 + 4.7% rent growth), your $65k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; list at $233k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,010 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.13% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.31%
• DSCR: 1.41
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $202,740
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37 Slocum St	0.70mi	4/2.0	1,860 (0%)	12mo	$169,900	$91	57
33 Buckingham St	0.63mi	3/1.5 (-1)	2,044 (+10%)	3mo	$330,000	$161	45
487 Vaughn St	0.64mi	3/2.0 (-1)	1,738 (-7%)	12mo	$190,000	$109	45
99 Pettebone St	0.68mi	3/2.0 (-1)	1,824 (-2%)	21mo	$150,000	$82	43
26 28 Grove St	0.47mi	4/2.0	2,100 (+13%)	21mo	$180,000	$86	39
313 Rutter Ave	0.74mi	3/2.0 (-1)	2,100 (+13%)	12mo	$285,400	$136	28

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-5,288
• Equity at exit: $34,741

10-year hold

• IRR: 9.3%
• Equity multiple: 1.77×
• Total profit: $50,430
• Equity at exit: $20,146

Cash invested: $65,240 (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: 14.8×

Monthly cashflow live

• Estimated rent: $2,622 high
• Mortgage (P&I): −$1,222
• Tax from tax record: −$246 /mo · $2,958/yr
• Insurance: −$97
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $439

Break-even live

Break-even rent $2,066

Max offer price $233,000

Occupancy floor 78%

Sensitivity live

Price	-10% $571	-5% $505	+0% $439	+5% $374	+10% $308
Rent	-10% $232	-5% $336	+0% $439	+5% $543	+10% $647
Rate	-1.0pp $557	-0.5pp $499	base $439	+0.5pp $379	+1.0pp $318

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,622
Total (2 units)			$2,622

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: $58,250
• Closing costs: $6,990
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
143 W Dorrance St Kingston, PA	5.0	1.5	2200	$2,500	$1.14	22d	1	0.07mi
147 W Dorrance St Kingston, PA	3.0	1.5	2000	$1,900	$0.95	22d	1	0.08mi
54 Butler St Kingston, PA	4.0	2.5	2174	$2,000	$0.92	44d	1	0.46mi
365 N Maple Ave Kingston, PA	3.0	1.0	1600	$1,400	$0.88	22d	1	0.48mi
98 E Walnut St Kingston, PA	3.0	1.0	1280	$1,500	$1.17	22d	1	0.50mi
255 Zerby Ave Kingston, PA	3.0	1.0	2380	$1,350	$0.57	22d	1	0.51mi
27 Penn St Kingston, PA	3.0	1.5	1225	$1,550	$1.27	22d	1	0.55mi
41 Pulaski St Kingston, PA	3.0	1.5	1292	$1,450	$1.12	22d	1	0.60mi
36 Pulaski St Kingston, PA	3.0	2.0	1432	$1,600	$1.12	14d	1	0.62mi
11 Holiday Dr Kingston, PA	1.0–3.0	1.0–2.5	1083	$2,639	$2.44	14d	14	0.79mi
9 Snowden St Forty Fort, PA	3.0	1.0	1500	$1,250	$0.83	22d	1	0.79mi
9-10 Meyers Ct Kingston, PA	3.0	1.0	1250	$1,500	$1.20	22d	1	0.85mi
41 Main St Kingston, PA	3.0	1.0	1350	$1,400	$1.04	22d	1	0.85mi
56 E Grove St Kingston, PA	3.0	2.0	2296	$1,250	$0.54	22d	1	0.94mi
20 N Loveland Ave Kingston, PA	3.0	2.0	1400	$1,775	$1.27	14d	1	0.99mi
58 Jackson St Kingston, PA	4.0	2.0	1600	$2,000	$1.25	44d	1	1.13mi
79 Washington St Kingston, PA	4.0	1.5	1800	$1,750	$0.97	14d	1	1.36mi
200 Gateway Dr Kingston, PA	1.0–3.0	1.0–2.0	1130	$3,219	$2.85	14d	1	1.37mi
40 N Dawes Ave Kingston, PA	3.0	1.5	1450	$1,800	$1.24	22d	1	1.37mi

Listing history 21 events

1. 2026-06-18
   days on market $233,000 Active 60 DOM
2. 2026-06-17
   days on market $233,000 Active 59 DOM
3. 2026-06-16
   days on market $233,000 Active 58 DOM
4. 2026-06-15
   days on market $233,000 Active 57 DOM
5. 2026-06-14
   days on market $233,000 Active 55 DOM
6. 2026-06-13
   days on market $233,000 Active 54 DOM
7. 2026-06-10
   days on market $233,000 Active 52 DOM
8. 2026-06-09
   days on market $233,000 Active 51 DOM
9. 2026-06-08
   days on market $233,000 Active 50 DOM
10. 2026-06-07
    days on market $233,000 Active 49 DOM
11. 2026-06-05
    days on market $233,000 Active 46 DOM
12. 2026-06-02
    days on market $233,000 Active 44 DOM
13. 2026-06-01
    days on market $233,000 Active 43 DOM
14. 2026-05-31
    days on market $233,000 Active 42 DOM
15. 2026-05-30
    days on market $233,000 Active 41 DOM
16. 2026-04-30
    status Pending
17. 2026-04-12
    price $233,000
18. 2026-03-23
    listed $248,000 Active
19. 2021-09-08
    soldstatus $130,000
20. 2021-08-27
    soldstatus $130,000 280-char remark

    Show marketing remark (280 chars)

    Money making duplex situated on corner lot in convenient Kingston location. 2 bedrooms, 1 bath each unit with separate gas heat, hot water and electric. Nice yard and off-street parking for 2 cars. Great investment property or live in one unit and have a tenant pay your mortgage!

21. 2021-07-14
    listed $124,900 280-char remark

    Show marketing remark (280 chars)

    Money making duplex situated on corner lot in convenient Kingston location. 2 bedrooms, 1 bath each unit with separate gas heat, hot water and electric. Nice yard and off-street parking for 2 cars. Great investment property or live in one unit and have a tenant pay your mortgage!

ⓘ 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: $2,958 · $246/mo
• Projected year-2 tax: $3,320 · $277/mo
• Expected delta: +$362/yr (+$30/mo · 12.2%)

ⓘ 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 · 77% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°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: $31,464
• − Mortgage interest: −$13,052
• − Property taxes: −$2,958
• − Insurance: −$1,962
• − Repairs & maintenance: −$2,517
• − Management: −$2,517
• − Depreciation: −$6,778
• Taxable income: $1,680
• Est. tax owed @ 24.0%: −$403
• After-tax cash flow: $4,871/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

+86.5% since first listed

6 events — show timeline

• 2026-04-30 Pending — LCAR
• 2026-04-12 Price Changed $233,000 LCAR
• 2026-03-23 Listed $248,000 LCAR
• 2021-09-08 Sold (Public Records) $130,000 Public Records
• 2021-08-27 Sold (MLS) $130,000 LCAR
• 2021-07-14 Listed $124,900 LCAR

Property tax history

+1.8%/yr

Latest (2026): $2,958 · +0.4% YoY. Source: county tax records.