82-84 Payne Ave · Kingston, PA 18704

$149,900

4 bd · 2.0 ba · 2,612 sqft · MultiFamily · 11 Days on market

Fair condition 3,780 sqft lot $57/sqft · 36% below area Est $233k · 36% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0
• 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

Kingston - 2-family double block home. Each unit contains, nicely sized living room, dining room, kitchen, 2 bedrooms, 1 bath. Each unit has an enclosed porch & separate yards at the rear. 84 unit also has a nice sized shed. Separate utilities. Great chance to owner occupy one unit and rent out the other!! Call for your private showing today!

Key facts

• Separate yards
• Separate utilities
• Enclosed porch

Tags

• ENCLOSED PORCH
• SEPARATE YARDS
• NICE SIZED SHED
• SEPARATE UTILITIES

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Multi-family residential income property
• Construction: Aluminum siding
• Exterior features: Lot approximately 42 x 90; Residential zoning

Interior

• Heating & cooling: Natural gas heating; Baseboard heating
• Interior features: Basement present; Has heating

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $150k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $596/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Cap rate 15.8% 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; 7 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 $2,819/mo this rent would consume 52% 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 $1k of loan paydown is wiped out by about $4k 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 $42k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $149,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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: 1.88% ✓
• Cap rate: 15.83%
• Cash-on-cash: 34.05%
• DSCR: 2.52
• GRM: 4.4

CMA / ARV

• ARV (median comp): $233,295
• List price: $149,900
• Delta: -35.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
59 61 Green St	0.32mi	5/2.0 (+1)	2,673 (+2%)	1mo	$205,000	$77	76
184 186 Zerby Ave	0.18mi	5/3.0 (+1)	2,464 (-6%)	6mo	$230,000	$93	68
295 295 1/2 Grove St	0.42mi	5/2.0 (+1)	2,634 (+1%)	11mo	$180,000	$68	65
54-56 Church St	0.37mi	4/2.0	2,422 (-7%)	8mo	$101,000	$42	64
223 225 Green St	0.54mi	4/2.0	2,400 (-8%)	5mo	$186,000	$78	57
54 56 Hillside Ave	0.26mi	5/4.0 (+1)	2,400 (-8%)	6mo	$255,000	$106	56
314-316 Roosevelt St	0.52mi	4/2.0	2,380 (-9%)	7mo	$275,000	$116	56
108 110 Price St	0.56mi	4/2.0	2,400 (-8%)	8mo	$130,000	$54	53
23 25 Pace St	0.73mi	4/4.0	2,604 (-0%)	6mo	$170,000	$65	52
90 Sharpe St	0.75mi	4/2.0	2,575 (-1%)	14mo	$50,000	$19	51
252 Richard St	0.49mi	3/2.0 (-1)	2,940 (+13%)	6mo	$222,000	$76	46
620-622 Cherry St	0.55mi	5/3.0 (+1)	2,999 (+15%)	19mo	$200,000	$67	25

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: 31.3%
• Equity multiple: 2.34×
• Total profit: $56,370
• Equity at exit: $22,351

10-year hold

• IRR: 39.4%
• Equity multiple: 4.98×
• Total profit: $167,130
• Equity at exit: $12,961

Cash invested: $41,972 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,819 high
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$592
• Net cashflow: $1,191

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 53%

Sensitivity live

Price	-10% $1,295	-5% $1,243	+0% $1,191	+5% $1,139	+10% $1,087
Rent	-10% $968	-5% $1,080	+0% $1,191	+5% $1,302	+10% $1,414
Rate	-1.0pp $1,267	-0.5pp $1,229	base $1,191	+0.5pp $1,152	+1.0pp $1,113

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,820
Total (2 units)			$2,819

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
255 Zerby Ave Kingston, PA	3.0	1.0	2380	$1,350	$0.57	22d	1	0.29mi
56 E Grove St Kingston, PA	3.0	2.0	2296	$1,250	$0.54	22d	1	0.40mi
54 Butler St Kingston, PA	4.0	2.5	2174	$2,000	$0.92	44d	1	0.74mi
143 W Dorrance St Kingston, PA	5.0	1.5	2200	$2,500	$1.14	22d	1	0.85mi
147 W Dorrance St Kingston, PA	3.0	1.5	2000	$1,900	$0.95	22d	1	0.85mi
79 Washington St Kingston, PA	4.0	1.5	1800	$1,750	$0.97	14d	1	0.86mi
44 Virginia Ter Kingston, PA	5.0	2.5	3585	$2,700	$0.75	14d	1	1.41mi

Listing history 1 events

1. 2026-05-11
   listed $149,900 Active 350-char remark

ⓘ 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 4/10 Moderate FEMA zone X · 23% 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: $33,828
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$2,706
• − Management: −$2,706
• − Depreciation: −$4,361
• Taxable income: $12,660
• Est. tax owed @ 24.0%: −$3,038
• After-tax cash flow: $11,255/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.

Condition & rehab AI · 22 photos

Fair 45/100 Moderate rehab

This 2-family home requires moderate renovations to improve its exterior and interior condition, increasing its resale and rental value.

Repairs flagged

• Major exterior siding — Severe weathering and peeling
• Major kitchen cabinets — Outdated and worn
• Major bathroom fixtures — Small and outdated
• Major flooring — Worn carpet
• Major interior paint — Worn and peeling in some areas

Value-add opportunities

• Both exterior siding and paint — Improves curb appeal and value
• Both kitchen cabinets and countertops — Modernizes the kitchen and increases value
• Both bathroom fixtures — Updates the bathrooms and increases value
• Both flooring — Replaces worn carpet with a more durable and attractive option

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe weathering and peeling	Major	$15,000–50,000
kitchen cabinets · Outdated and worn	Major	$15,000–50,000
bathroom fixtures · Small and outdated	Major	$15,000–50,000
flooring · Worn carpet	Major	$15,000–50,000
interior paint · Worn and peeling in some areas	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both exterior siding and paint — Improves curb appeal and value ↑
• Both kitchen cabinets and countertops — Modernizes the kitchen and increases value ↑
• Both bathroom fixtures — Updates the bathrooms and increases value ↑
• Both flooring — Replaces worn carpet with a more durable and attractive option ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

2 events — show timeline

• 2026-05-22 Pending — LCAR
• 2026-05-11 Listed $149,900 LCAR