467 Northampton St · Kingston, PA 18704

$550,000

25 bd · 25.0 ba · 3,455 sqft · MultiFamily public records · 36 Days on market

Built 1776 $159/sqft · 105% above area

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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 +20.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 5 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Value-add 5-unit multifamily opportunity in Kingston featuring off-street rear parking and strong utility reimbursement, with tenants responsible for all utilities except the gas boiler paid by ownership. Currently 4 of 5 units occupied, offering immediate cash flow with upside

Key facts

• Immediate cash flow
• Listed 36 days

Tags

• OFF-STREET REAR PARKING
• STRONG UTILITY REIMBURSEMENT
• IMMEDIATE CASH FLOW

What this means for you Summary

Snapshot

• This is a 5 × 1-bed/1-bath units multifamily listed at $550k.

Deal economics

• At list price, monthly cash flow is $673 ($8k/yr) — positive. Per door: $135/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $513k (6.7% below list).
• Recommended offer: $513k (6.7% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 5.4% 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; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).
• At $5,132/mo this rent would consume 96% 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 $4k of loan paydown is wiped out by about $16k 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 36 days — a 3% lower offer ($534k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $388k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1776 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $513,200 (6.7% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 7% 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 1776 — 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: 0.93% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.76%
• DSCR: 1.26
• GRM: 8.9

CMA / ARV

• ARV (median comp): $310,784
• List price: $550,000
• Delta: 76.97%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.65% rent growth · sell at horizon

5-year hold

• IRR: -6.5%
• Equity multiple: 0.75×
• Total profit: $-37,771
• Equity at exit: $82,007

10-year hold

• IRR: 4.8%
• Equity multiple: 1.38×
• Total profit: $58,335
• Equity at exit: $47,554

Cash invested: $154,000 (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: 44.7×

Monthly cashflow live

• Estimated rent: $5,132 high
• Mortgage (P&I): −$2,884
• Tax from tax record: −$201 /mo · $2,415/yr
• Insurance: −$229
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,078
• Net cashflow: $673

Break-even live

Break-even rent $4,280

Max offer price $550,000

Occupancy floor 82%

Sensitivity live

Price	-10% $984	-5% $829	+0% $673	+5% $517	+10% $362
Rent	-10% $268	-5% $470	+0% $673	+5% $876	+10% $1,079
Rate	-1.0pp $950	-0.5pp $813	base $673	+0.5pp $531	+1.0pp $386

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

Units	Beds	Baths	Est. rent
▸ 5× units	1	1	$5,130
Total (5 units)			$5,132

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $550,000 Active 36 DOM
2. 2026-06-17
   days on market $550,000 Active 35 DOM
3. 2026-06-16
   days on market $550,000 Active 34 DOM
4. 2026-06-15
   days on market $550,000 Active 33 DOM
5. 2026-06-14
   days on market $550,000 Active 31 DOM
6. 2026-06-13
   days on market $550,000 Active 30 DOM
7. 2026-06-10
   days on market $550,000 Active 28 DOM
8. 2026-06-09
   days on market $550,000 Active 27 DOM
9. 2026-06-08
   days on market $550,000 Active 26 DOM
10. 2026-06-07
    days on market $550,000 Active 25 DOM
11. 2026-06-05
    days on market $550,000 Active 22 DOM
12. 2026-06-02
    days on market $550,000 Active 20 DOM
13. 2026-06-01
    days on market $550,000 Active 19 DOM
14. 2026-05-31
    days on market $550,000 Active 18 DOM
15. 2026-05-30
    days on market $550,000 Active 17 DOM
16. 2026-05-13
    listed $550,000 Active 278-char remark

    Show marketing remark (278 chars)

    Value-add 5-unit multifamily opportunity in Kingston featuring off-street rear parking and strong utility reimbursement, with tenants responsible for all utilities except the gas boiler paid by ownership. Currently 4 of 5 units occupied, offering immediate cash flow with upside

17. 2025-12-24
    historical $900
18. 2025-12-09
    listed $900
19. 2024-12-19
    soldstatus $387,500
20. 2008-11-24
    soldstatus $90,000

ⓘ 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: $2,415 · $201/mo
• Projected year-2 tax: $5,552 · $463/mo
• Expected delta: +$3,138/yr (+$261/mo · 129.9%)

ⓘ 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 2/10 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: $61,584
• − Mortgage interest: −$30,809
• − Property taxes: −$2,415
• − Insurance: −$3,548
• − Repairs & maintenance: −$4,927
• − Management: −$4,927
• − Depreciation: −$16,000
• Taxable loss: −$1,040
• Est. tax savings @ 24.0%: +$250
• After-tax cash flow: $8,327/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

+511.1% since first listed

5 events — show timeline

• 2026-05-13 Listed $550,000 LCAR
• 2025-12-24 Rental Removed $900 LCAR
• 2025-12-09 Listed for Rent $900 LCAR
• 2024-12-19 Sold (Public Records) $387,500 Public Records
• 2008-11-24 Sold (Public Records) $90,000 Public Records

Property tax history

+1.8%/yr

Latest (2026): $2,415 · +0.4% YoY. Source: county tax records.