70 Welles Ave · Kingston, PA 18704

$155,000

3 bd · 1.5 ba · 1,144 sqft · SingleFamily public records · 12 Days on market

Built 1925 2,200 sqft lot $135/sqft · 6% above area Est $205k · 24% under

---

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 +18.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• 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

cozy 2 bedroom with hard wood floors and nice fenced in yard. this property is sold as is.

Key facts

• 2,200 sq ft lot
• Listed 12 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels
• Construction: Aluminum siding; Wood siding
• Exterior features: Lot is cleared

Interior

• Bathrooms: One three-quarter bathroom; One half bathroom
• Heating & cooling: Natural gas heating; Steam heating; Has heating
• Interior features: Full unfinished basement; Eight total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/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 $154k (0.3% below list).
• Recommended offer: $154k (0.3% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $63k; list at $155k implies a 146% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,481 (0.3% below list)

Questions for the listing agent

1. Built in 1925 — 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 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: 1.00% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.23%
• DSCR: 1.19
• GRM: 8.4

CMA / ARV

• ARV (median comp): $205,002
• List price: $155,000
• Delta: -24.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
77 Goodwin Ave	0.25mi	3/1.0	1,152 (+1%)	9mo	$150,000	$130	77
52 Welles Ave	0.01mi	3/1.0	1,216 (+6%)	19mo	$165,000	$136	71
121 Gates Ave	0.20mi	3/1.5	1,300 (+14%)	2mo	$185,000	$142	66
76 Loveland Ave	0.12mi	2/1.0 (-1)	1,250 (+9%)	12mo	$190,000	$152	62
230 Wright Ave	0.27mi	2/1.0 (-1)	1,260 (+10%)	6mo	$147,500	$117	58
214 Spruce St	0.70mi	3/1.0	1,140 (-0%)	8mo	$190,000	$167	58
123 N Thomas Ave	0.17mi	3/1.0	1,277 (+12%)	22mo	$200,000	$157	53
88 Goodwin Ave	0.27mi	2/1.0 (-1)	1,312 (+15%)	7mo	$187,000	$143	50
903 Market St	0.68mi	3/1.0	1,296 (+13%)	24mo	$115,000	$89	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: -10.5%
• Equity multiple: 0.61×
• Total profit: $-16,937
• Equity at exit: $23,111

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $3,662
• Equity at exit: $13,402

Cash invested: $43,400 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,545 high
• Mortgage (P&I): −$813
• Tax from tax record: −$190 /mo · $2,280/yr
• Insurance: −$65
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $87

Break-even live

Break-even rent $1,435

Max offer price $155,000

Occupancy floor 89%

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: $38,750
• Closing costs: $4,650
• 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	13d	1	0.09mi
27 S Gates Ave Kingston, PA	3.0	2.0	1200	$1,750	$1.46	21d	1	0.18mi
300 Market St Ste 104 Kingston, PA	2.0	2.0	873	$1,950	$2.23	13d	1	0.26mi
73 2nd Ave Kingston, PA	2.0	1.0	1200	$950	$0.79	21d	1	0.31mi
238 Rutter Ave Kingston, PA	2.0	1.0	1200	$1,050	$0.88	43d	1	0.32mi
266 Rutter Ave Unit 2 Kingston, PA	2.0	1.0	875	$1,270	$1.45	43d	1	0.33mi
313 Rutter Ave Kingston, PA	2.0	1.0	727	$1,450	$1.99	43d	1	0.33mi
115 1st Ave Unit 115 Kingston, PA	3.0	1.0	1200	$1,495	$1.25	13d	1	0.39mi
200 Gateway Dr Kingston, PA	1.0–3.0	1.0–2.0	1130	$3,219	$2.85	13d	1	0.42mi
40 N Dawes Ave Kingston, PA	3.0	1.5	1450	$1,800	$1.24	21d	1	0.43mi
41 Main St Kingston, PA	3.0	1.0	1350	$1,400	$1.04	21d	1	0.44mi
400 N Gates Ave Unit 1 Kingston, PA	2.0	2.0	1198	$1,300	$1.09	43d	1	0.44mi
100 Parkway Blvd Kingston, PA	2.0	1.0	650	$1,400	$2.15	13d	1	0.53mi
47 Price St Apt 2 Kingston, PA	2.0	1.0	1200	$1,200	$1.00	43d	1	0.76mi
9-10 Meyers Ct Kingston, PA	3.0	1.0	1250	$1,500	$1.20	21d	1	0.77mi
59 Price St Unit 2 Kingston, PA	3.0	1.0	1000	$1,100	$1.10	43d	1	0.78mi
19 N River St Unit 308 Wilkes-Barre, PA	2.0	1.5	910	$1,600	$1.76	13d	1	0.81mi
19 N River St Unit 403 Wilkes-Barre, PA	2.0	1.0	723	$1,600	$2.21	13d	1	0.81mi
38 W Market St Unit 3 Wilkes-Barre, PA	2.0	1.0	1388	$1,295	$0.93	13d	1	0.86mi
98 N Franklin St Unit 2 Wilkes-Barre, PA	2.0	2.0	1254	$1,650	$1.32	13d	1	0.88mi
206 Zerby Ave Edwardsville, PA	2.0	1.0	741	$1,200	$1.62	13d	1	0.89mi
27 Penn St Kingston, PA	3.0	1.5	1225	$1,550	$1.27	21d	1	0.93mi
104 Meyers St Kingston, PA	3.0	1.0	1200	$1,495	$1.25	43d	1	0.93mi
27 1/2 Penn St Kingston, PA	3.0	1.0	1200	$1,400	$1.17	43d	1	0.94mi
41 Pulaski St Kingston, PA	3.0	1.5	1292	$1,450	$1.12	21d	1	0.95mi
36 Pulaski St Kingston, PA	3.0	2.0	1432	$1,600	$1.12	13d	1	0.95mi
150 S Franklin St Wilkes Barre, PA	2.0	1.0	850	$1,750	$2.06	43d	1	0.97mi
570 Main St Edwardsville, PA	2.0	1.0	1100	$1,180	$1.07	43d	1	0.98mi
159 New Mallery Pl Unit 2 Wilkes-Barre, PA	2.0	1.0	1020	$950	$0.93	43d	1	0.99mi
26 Stanley St Wilkes Barre, PA	2.0	1.0	950	$1,650	$1.74	43d	1	0.99mi
224 New Mallery Pl Wilkes Barre, PA	2.0	1.0	850	$1,000	$1.18	13d	1	1.00mi
157 E Walnut St Kingston, PA	2.0	1.0	900	$1,000	$1.11	13d	1	1.01mi
151 E Walnut St Kingston, PA	2.0	1.0	900	$1,000	$1.11	13d	1	1.02mi
67-69 Public Sq Wilkes-Barre, PA	2.0	1.0	910	$1,875	$2.06	43d	1	1.03mi
67-69 Public Sq #1203 Wilkes Barre, PA	2.0	1.0	875	$1,825	$2.09	43d	1	1.03mi
155 W River St Wilkes Barre, PA	3.0	2.0	1100	$1,425	$1.30	43d	1	1.04mi
98 E Walnut St Kingston, PA	3.0	1.0	1280	$1,500	$1.17	21d	1	1.08mi
11 Holiday Dr Kingston, PA	1.0–3.0	1.0–2.5	1083	$2,639	$2.44	13d	14	1.09mi
182 Roosevelt St Kingston, PA	2.0	1.0	1152	$1,625	$1.41	13d	1	1.09mi
109 Penn St Unit 1 Kingston, PA	3.0	1.0	1200	$1,400	$1.17	13d	1	1.11mi

Listing history 3 events

1. 2026-05-07
   listed $155,000 Active 195-char remark
2. 2020-07-24
   soldstatus $63,000 90-char remark

   Show marketing remark (90 chars)

   cozy 2 bedroom with hard wood floors and nice fenced in yard. this property is sold as is.

3. 2020-04-27
   listed $67,600 90-char remark

   Show marketing remark (90 chars)

   cozy 2 bedroom with hard wood floors and nice fenced in yard. this property is sold as is.

ⓘ 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: $2,280 · $190/mo
• Projected year-2 tax: $2,364 · $197/mo
• Expected delta: +$85/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 · 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: $18,538
• − Mortgage interest: −$8,682
• − Property taxes: −$2,280
• − Insurance: −$1,572
• − Repairs & maintenance: −$1,483
• − Management: −$1,483
• − Depreciation: −$4,509
• Taxable loss: −$1,472
• Est. tax savings @ 24.0%: +$353
• After-tax cash flow: $1,392/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

+129.3% since first listed

4 events — show timeline

• 2026-05-19 Pending — LCAR
• 2026-05-07 Listed $155,000 LCAR
• 2020-07-24 Sold (MLS) $63,000 LCAR
• 2020-04-27 Listed $67,600 LCAR

Property tax history

+1.8%/yr

Latest (2026): $2,280 · +0.4% YoY. Source: county tax records.