202 Main St · Kingston, PA 18704

$260,000

9 bd · 3.0 ba · 2,873 sqft · MultiFamily public records · 38 Days on market

Built 1950 4,791 sqft lot $90/sqft · 5% above area Est $247k · 5% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.1/15.0
• 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 (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Exceptional opportunity to own a solid 3-unit income property in the heart of Kingston. This well-located triplex features two well-maintained units that are currently rented to reliable, long-term tenants, providing immediate and steady cash flow from day one. The third unit offers significant upside potential and is ready for your vision. With some renovation and finishing touches, you can increase rental income and substantially boost the property's overall value -- perfect for investors looking to add value or owner-occupants wanting to customize their space. Left side unit is being rented for $650, will be delivered vacant. Rear Unit is being rented for $1250 on a month to month lease.

Key facts

• Steady cash flow
• 4,791 sq ft lot
• Built 1950

Tags

• 3 UNIT INCOME PROPERTY
• WELL MAINTAINED UNITS
• STEADY CASH FLOW
• SIGNIFICANT UPSIDE POTENTIAL
• INCREASE RENTAL INCOME
• SUBSTANTIALLY BOOST VALUE

Property features AI

Finance

• Financial info: Living area reported as 2,873 (above-grade finished area 2,873)

Exterior

• Home design: Residential income property (duplex); 3 total units; Built in 1950
• Construction: Year built 1950
• Exterior features: Lot dimensions approximately 40 x 125

Interior

• Kitchen: Each unit includes a kitchen; Each unit includes a dining room
• Bedrooms: Total of 8 bedrooms across the property; Unit 1: 3 bedrooms; Unit 2: 3 bedrooms; Unit 3: 2 bedrooms
• Bathrooms: 3 full bathrooms total; Unit 1: 1 full bathroom; Unit 2: 1 full bathroom; Unit 3: 1 full bathroom
• Interior features: Finished basement

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.0-bath units multifamily listed at $260k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive. Per door: $619/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $260k).
• Recommended offer: $252k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.9% 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; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).
• At $4,518/mo this rent would consume 84% 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 $8k 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 $73k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($252k) 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 $62k; list at $260k implies a 316% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $252,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.74% ✓
• Cap rate: 14.86%
• Cash-on-cash: 30.59%
• DSCR: 2.36
• GRM: 4.8

CMA / ARV

• ARV (median comp): $246,702
• List price: $260,000
• Delta: 5.39%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
66 68 Hillside Ave	0.36mi	10/2.0 (+1)	2,892 (+1%)	14mo	$185,000	$64	61
235 237 Zerby Ave	0.51mi	8/4.0 (-1)	2,700 (-6%)	13mo	$270,000	$100	46
103 105 Penn St	0.69mi	8/4.0 (-1)	3,300 (+15%)	14mo	$280,000	$85	22

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: 27.1%
• Equity multiple: 2.15×
• Total profit: $83,719
• Equity at exit: $38,767

10-year hold

• IRR: 35.6%
• Equity multiple: 4.54×
• Total profit: $257,540
• Equity at exit: $22,480

Cash invested: $72,800 (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: 14.4×

Monthly cashflow live

• Estimated rent: $4,518 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$241 /mo · $2,897/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$949
• Net cashflow: $1,856

Break-even live

Break-even rent $2,169

Max offer price $260,000

Occupancy floor 54%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$4,518
Total (3 units)			$4,518

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $260,000 Active 38 DOM
2. 2026-06-17
   days on market $260,000 Active 37 DOM
3. 2026-06-16
   days on market $260,000 Active 36 DOM
4. 2026-06-15
   days on market $260,000 Active 35 DOM
5. 2026-06-14
   days on market $260,000 Active 33 DOM
6. 2026-06-13
   days on market $260,000 Active 32 DOM
7. 2026-06-10
   days on market $260,000 Active 30 DOM
8. 2026-06-09
   days on market $260,000 Active 29 DOM
9. 2026-06-08
   days on market $260,000 Active 28 DOM
10. 2026-06-07
    days on market $260,000 Active 27 DOM
11. 2026-06-05
    days on market $260,000 Active 24 DOM
12. 2026-06-02
    days on market $260,000 Active 22 DOM
13. 2026-06-01
    days on market $260,000 Active 21 DOM
14. 2026-05-31
    days on market $260,000 Active 20 DOM
15. 2026-05-30
    days on market $260,000 Active 19 DOM
16. 2026-05-11
    listed $260,000 Active 740-char remark
17. 2026-02-27
    status Pending
18. 2026-02-18
    listed $260,000 Active
19. 2019-10-31
    soldstatus $62,500
20. 2005-12-09
    soldstatus $41,500

ⓘ 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: $2,897 · $241/mo
• Projected year-2 tax: $3,502 · $292/mo
• Expected delta: +$606/yr (+$50/mo · 20.9%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 24% 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 4% 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: $54,216
• − Mortgage interest: −$14,564
• − Property taxes: −$2,897
• − Insurance: −$1,300
• − Repairs & maintenance: −$4,337
• − Management: −$4,337
• − Depreciation: −$7,564
• Taxable income: $19,217
• Est. tax owed @ 24.0%: −$4,612
• After-tax cash flow: $17,660/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

+526.5% since first listed

5 events — show timeline

• 2026-05-11 Listed $260,000 GSBR as distributed by MLS GRID
• 2026-02-27 Pending — GSBR as distributed by MLS GRID
• 2026-02-18 Listed $260,000 GSBR as distributed by MLS GRID
• 2019-10-31 Sold (Public Records) $62,500 Public Records
• 2005-12-09 Sold (Public Records) $41,500 Public Records

Property tax history

+1.8%/yr

Latest (2026): $2,897 · +0.4% YoY. Source: county tax records.