25 Division St · Kingston, PA 18704

$164,900

3 bd · 1.5 ba · 1,336 sqft · SingleFamily public records · 4 Days on market

Built 1910 Est $183k · 10% under

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Why this score? — see what drove the D+ 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 +14.0/30.0
• ARV discount +12.0/15.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• 1% rule +3.6/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Home in good condition in convenient location close to shopping, dining and business areas. Ductless units provide AC comfort in 1st and 2nd floors. 3 BR, 1.5 Bath with dry basement, fenced yard and 2 porches for relaxation. Laundry on 1st Floor. Security System, Replacement Windows, Natural Gas Heat complement this home. Property being sold AS IS.

Key facts

• Laundry on 1st floor
• Ductless units
• Fenced yard

Tags

• DUCTLESS UNITS
• DRY BASEMENT
• FENCED YARD
• 2 PORCHES
• LAUNDRY ON 1ST FLOOR
• SECURITY SYSTEM

Property features AI

Exterior

• Security: Security system
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Two stories
• Construction: Aluminum siding
• Exterior features: Front porch; Fenced yard; Corner, level lot

Interior

• Kitchen: Gas water heater
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Hot water heating; Radiant heating
• Interior features: Eat-in kitchen; Dining room fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $23 ($272/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 $142k (14.0% below list).
• Recommended offer: $142k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.0% in Kingston — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Schuyler Avenue El Sch (math 2% / reading 37%); Wyoming Valley West Ms (math 13% / reading 41%, grade F, #404 of 512 statewide, top 80%, 1,191 students, 100% FRL); Wyoming Valley West Shs (math 57% / reading 24%, grade F, #255 of 437 statewide, top 60%, 1,357 students, 100% FRL) — zoned schools average 100% FRL vs 56% district-wide (44 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.7%/yr); 134 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,753 (14.0% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.86% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.59%
• DSCR: 1.03
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $183,032
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Poplar St	0.16mi	2/2.0 (-1)	1,300 (-3%)	0mo	$120,000	$92	81
127 Division St	0.19mi	3/1.5	1,447 (+8%)	1mo	$165,000	$114	76
101 Union St	0.35mi	3/1.5	1,419 (+6%)	1mo	$205,000	$144	72
251 Union St	0.52mi	3/1.0	1,346 (+1%)	1mo	$140,000	$104	72
474 Chestnut Ave	0.08mi	3/1.0	1,152 (-14%)	5mo	$164,500	$143	67
258 Factory St	0.58mi	3/1.0	1,344 (+1%)	5mo	$147,000	$109	66
692 Schuyler Ave	0.33mi	3/1.5	1,500 (+12%)	2mo	$240,000	$160	62
29 Ross St	0.18mi	4/1.0 (+1)	1,508 (+13%)	2mo	$207,000	$137	62
153 Pringle St	0.33mi	4/1.0 (+1)	1,219 (-9%)	8mo	$179,000	$147	56
183 Church St	0.63mi	3/1.0	1,250 (-6%)	5mo	$194,900	$156	54
105 Ann St	0.65mi	3/1.5	1,200 (-10%)	2mo	$162,000	$135	51
230 Wright Ave	0.60mi	2/1.0 (-1)	1,260 (-6%)	6mo	$147,500	$117	50

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: -13.6%
• Equity multiple: 0.50×
• Total profit: $-22,891
• Equity at exit: $24,587

10-year hold

• IRR: -2.4%
• Equity multiple: 0.83×
• Total profit: $-7,943
• Equity at exit: $14,258

Cash invested: $46,172 (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: 134
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,418 high
• Mortgage (P&I): −$865
• Tax from tax record: −$164 /mo · $1,965/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $23

Break-even live

Break-even rent $1,389

Max offer price $164,900

Occupancy floor 93%

Sensitivity live

Price	-10% $116	-5% $69	+0% $23	+5% $-24	+10% $-71
Rent	-10% $-89	-5% $-33	+0% $23	+5% $79	+10% $135
Rate	-1.0pp $106	-0.5pp $65	base $23	+0.5pp $-20	+1.0pp $-64

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47 Price St Apt 2 Kingston, PA	2.0	1.0	1200	$1,200	$1.00	45d	1	0.06mi
59 Price St Unit 2 Kingston, PA	3.0	1.0	1000	$1,100	$1.10	45d	1	0.07mi
365 N Maple Ave Kingston, PA	3.0	1.0	1600	$1,400	$0.88	22d	1	0.24mi
27 1/2 Penn St Kingston, PA	3.0	1.0	1200	$1,400	$1.17	45d	1	0.49mi
266 Rutter Ave Unit 2 Kingston, PA	2.0	1.0	875	$1,270	$1.45	45d	1	0.51mi
27 Penn St Kingston, PA	3.0	1.5	1225	$1,550	$1.27	22d	1	0.51mi
98 E Walnut St Kingston, PA	3.0	1.0	1280	$1,500	$1.17	22d	1	0.52mi
151 E Walnut St Kingston, PA	2.0	1.0	900	$1,000	$1.11	15d	1	0.52mi
157 E Walnut St Kingston, PA	2.0	1.0	900	$1,000	$1.11	15d	1	0.53mi
238 Rutter Ave Kingston, PA	2.0	1.0	1200	$1,050	$0.88	45d	1	0.55mi
41 Pulaski St Kingston, PA	3.0	1.5	1292	$1,450	$1.12	22d	1	0.56mi
36 Pulaski St Kingston, PA	3.0	2.0	1432	$1,600	$1.12	15d	1	0.57mi
104 Meyers St Kingston, PA	3.0	1.0	1200	$1,495	$1.25	45d	1	0.61mi
41 Main St Kingston, PA	3.0	1.0	1350	$1,400	$1.04	22d	1	0.62mi
109 Penn St Unit 1 Kingston, PA	3.0	1.0	1200	$1,400	$1.17	15d	1	0.63mi
109 Penn St Kingston, PA	3.0	1.0	1200	$1,400	$1.17	45d	1	0.63mi
9-10 Meyers Ct Kingston, PA	3.0	1.0	1250	$1,500	$1.20	22d	1	0.70mi
400 N Gates Ave Unit 1 Kingston, PA	2.0	2.0	1198	$1,300	$1.09	45d	1	0.71mi
20 N Loveland Ave Kingston, PA	3.0	2.0	1400	$1,775	$1.27	15d	1	0.72mi
11 Holiday Dr Kingston, PA	1.0–3.0	1.0–2.5	1083	$2,639	$2.44	15d	14	0.73mi
256 E Grove St Kingston, PA	2.0	1.0	1000	$1,250	$1.25	15d	1	0.74mi
182 Roosevelt St Kingston, PA	2.0	1.0	1152	$1,625	$1.41	15d	1	0.75mi
942 Wyoming Ave Unit A Forty Fort, PA	2.0	1.5	1054	$1,600	$1.52	45d	1	0.81mi
570 Main St Edwardsville, PA	2.0	1.0	1100	$1,180	$1.07	45d	1	0.87mi
27 S Gates Ave Kingston, PA	3.0	2.0	1200	$1,750	$1.46	22d	1	0.94mi
9 Snowden St Forty Fort, PA	3.0	1.0	1500	$1,250	$0.83	22d	1	0.95mi
73 2nd Ave Kingston, PA	2.0	1.0	1200	$950	$0.79	22d	1	0.97mi
115 1st Ave Unit 115 Kingston, PA	3.0	1.0	1200	$1,495	$1.25	15d	1	1.00mi
100 Parkway Blvd Kingston, PA	2.0	1.0	650	$1,400	$2.15	15d	1	1.08mi
141 Short St Edwardsville, PA	3.0	1.0	1040	$1,100	$1.06	45d	1	1.08mi
40 N Dawes Ave Kingston, PA	3.0	1.5	1450	$1,800	$1.24	22d	1	1.10mi
200 Gateway Dr Kingston, PA	1.0–3.0	1.0–2.0	1130	$3,219	$2.85	15d	1	1.10mi
58 Jackson St Kingston, PA	4.0	2.0	1600	$2,000	$1.25	45d	1	1.11mi
1154 Murray St Kingston, PA	2.0	1.5	1152	$1,600	$1.39	45d	1	1.22mi
79 Washington St Kingston, PA	4.0	1.5	1800	$1,750	$0.97	15d	1	1.38mi
19 N River St Unit 308 Wilkes-Barre, PA	2.0	1.5	910	$1,600	$1.76	15d	1	1.49mi

Listing history 5 events

1. 2026-06-02
   status $164,900 Pending 4 DOM
2. 2026-06-01
   days on market $164,900 Active 4 DOM
3. 2026-05-31
   days on market $164,900 Active 3 DOM
4. 2026-05-30
   days on market $164,900 Active 2 DOM
5. 2026-05-28
   listed $164,900 Active

ⓘ 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: $1,965 · $164/mo
• Projected year-2 tax: $2,285 · $190/mo
• Expected delta: +$320/yr (+$27/mo · 16.3%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $17,010
• − Mortgage interest: −$9,237
• − Property taxes: −$1,965
• − Insurance: −$824
• − Repairs & maintenance: −$1,361
• − Management: −$1,361
• − Depreciation: −$4,797
• Taxable loss: −$2,535
• Est. tax savings @ 24.0%: +$608
• After-tax cash flow: $880/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

1 event — show timeline

• 2026-05-28 Listed $164,900 LCAR

Property tax history

+1.8%/yr

Latest (2026): $1,965 · +0.4% YoY. Source: county tax records.