66 Sharpe St · Kingston, PA 18704

$239,000

5 bd · 2.0 ba · 1,952 sqft · MultiFamily public records · 10 Days on market

Built 1940 6,300 sqft lot $122/sqft · 17% above area Est $204k · 17% 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 +25.6/30.0
• DSCR +8.5/10.0
• 1% rule +6.5/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Open House 5/3/26 from 1 -3 pm due to overwhelming response! Well-maintained two-unit investment property located on Sharpe Street in Kingston, PA. This versatile property offers a two-bedroom, one-bath unit alongside a spacious three-bedroom, one-bath unit--both featuring updated kitchens and strong rental appeal. Additional highlights include a four-car garage, providing potential for extra

Key facts

• Updated kitchens
• Turnkey opportunity
• Strong rental appeal

Tags

• TWO-UNIT INVESTMENT PROPERTY
• UPDATED KITCHENS
• TURNKEY OPPORTUNITY
• STRONG RENTAL APPEAL

Property features AI

Exterior

• Parking: Detached garage; Off-street parking; 4 garage spaces
• Utilities: Public water; Public sewer
• Home design: Multi-family residential income property
• Construction: Aluminum siding
• Exterior features: Deck; Porch; Residential zoning

Interior

• Heating & cooling: Electric baseboard heating
• Interior features: Electric water heater; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $239k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $239k).
• Cap rate 9.1% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $2,744/mo this rent would consume 51% 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 $67k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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 $35k; list at $239k implies a 583% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $239,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.15% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.07%
• DSCR: 1.45
• GRM: 7.3

CMA / ARV

• ARV (median comp): $204,114
• List price: $239,000
• Delta: 17.09%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
277 Rutter Ave	0.64mi	4/2.0 (-1)	1,888 (-3%)	2mo	$300,000	$159	58
4-5 Curtis Ln	0.74mi	6/2.0 (+1)	1,976 (+1%)	19mo	$75,000	$38	42
62-64 Ryman St	0.48mi	4/2.0 (-1)	2,180 (+12%)	14mo	$151,000	$69	42
26 28 Grove St	0.55mi	4/2.0 (-1)	2,100 (+8%)	21mo	$180,000	$86	39
328 Charles St	0.69mi	6/2.0 (+1)	2,200 (+13%)	6mo	$185,500	$84	37
266 Rutter Ave	0.65mi	4/2.0 (-1)	1,750 (-10%)	16mo	$249,000	$142	34
401 403 Bennett St	0.74mi	6/3.0 (+1)	1,890 (-3%)	21mo	$180,000	$95	34

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-2,514
• Equity at exit: $35,636

10-year hold

• IRR: 10.4%
• Equity multiple: 1.87×
• Total profit: $58,283
• Equity at exit: $20,664

Cash invested: $66,920 (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: 15.3×

Monthly cashflow live

• Estimated rent: $2,744 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$253 /mo · $3,040/yr
• Insurance: −$100
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$576
• Net cashflow: $495

Break-even live

Break-even rent $2,117

Max offer price $239,000

Occupancy floor 77%

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,301
1× unit	3	1	$1,443
Total (2 units)			$2,744

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	21d	1	0.20mi
54 Butler St Kingston, PA	4.0	2.5	2174	$2,000	$0.92	43d	1	0.31mi
58 Jackson St Kingston, PA	4.0	2.0	1600	$2,000	$1.25	43d	1	1.16mi
79 Washington St Kingston, PA	4.0	1.5	1800	$1,750	$0.97	13d	1	1.41mi

Listing history 5 events

1. 2026-05-07
   status Pending 395-char remark
2. 2026-04-27
   listed $239,000 Active 395-char remark
3. 2024-02-27
   historical $900
4. 2023-09-22
   listed $900
5. 2012-07-31
   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: $3,040 · $253/mo
• Projected year-2 tax: $3,408 · $284/mo
• Expected delta: +$368/yr (+$31/mo · 12.1%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X · 99% 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: $32,928
• − Mortgage interest: −$13,388
• − Property taxes: −$3,040
• − Insurance: −$1,992
• − Repairs & maintenance: −$2,634
• − Management: −$2,634
• − Depreciation: −$6,953
• Taxable income: $2,287
• Est. tax owed @ 24.0%: −$549
• After-tax cash flow: $5,392/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

+582.9% since first listed

5 events — show timeline

• 2026-05-07 Pending — LCAR
• 2026-04-27 Listed $239,000 LCAR
• 2024-02-27 Rental Removed $900 LCAR
• 2023-09-22 Listed for Rent $900 LCAR
• 2012-07-31 Sold (Public Records) $35,000 Public Records

Property tax history

+1.8%/yr

Latest (2026): $3,040 · +0.4% YoY. Source: county tax records.