139 Eley St · Kingston, PA 18704

$149,000

4 bd · 1.5 ba · 1,815 sqft · SingleFamily public records · 57 Days on market

Built 1920 4,862 sqft lot Est $234k · 36% under

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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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.7/10.0
• 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

Motivated seller. Looking for a home in a quiet neighborhood but still convenient to everything? Scroll no further. Stylish 4Br 1.5 bath w/ bonus rm, large closets and high ceilings nestled on a calm Kingston St. Maple cabinetry, corian and stainless appliances highlight this eat in kitchen. Ready for you to move in and relax on the front or back deck!

Key facts

• Gas heat
• Exposed wood floors
• Fenced backyard

Tags

• DESIRABLE KINGSTON LOCATION
• EXPOSED WOOD FLOORS
• FENCED BACKYARD
• GAS HEAT

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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; 17 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).
• This rent runs 33% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.17% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.58%
• DSCR: 1.43
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $234,135
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
133 Yeager Ave	0.32mi	3/1.5 (-1)	1,871 (+3%)	0mo	$380,000	$203	75
807 Woodland Dr	0.12mi	3/2.0 (-1)	1,680 (-7%)	3mo	$295,000	$176	73
136 Walnut St	0.60mi	4/1.5	1,886 (+4%)	0mo	$310,000	$164	65
456 Walnut St	0.47mi	3/1.5 (-1)	1,750 (-4%)	5mo	$225,000	$129	63
164 Welles St	0.56mi	3/1.0 (-1)	1,772 (-2%)	3mo	$220,000	$124	60
30 Center St	0.57mi	4/2.0	1,909 (+5%)	4mo	$249,350	$131	60
153 John St	0.33mi	3/1.5 (-1)	1,590 (-12%)	1mo	$114,000	$72	58
59 Division St	0.73mi	4/1.0	1,904 (+5%)	2mo	$125,000	$66	54
161 Oliver St	0.66mi	3/1.5 (-1)	1,944 (+7%)	0mo	$221,495	$114	52
13 Cooper St	0.70mi	3/1.0 (-1)	1,724 (-5%)	2mo	$102,500	$59	51
36 Snowden St	0.39mi	3/2.0 (-1)	1,552 (-14%)	2mo	$207,900	$134	49
155 Dorrance St	0.47mi	3/1.5 (-1)	1,568 (-14%)	3mo	$120,000	$77	48

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-4,131
• Equity at exit: $22,216

10-year hold

• IRR: 9.0%
• Equity multiple: 1.75×
• Total profit: $31,101
• Equity at exit: $12,883

Cash invested: $41,720 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,746 high
• Mortgage (P&I): −$781
• Tax from tax record: −$203 /mo · $2,436/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $267

Break-even live

Break-even rent $1,409

Max offer price $149,000

Occupancy floor 80%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 Snowden St Forty Fort, PA	3.0	1.0	1500	$1,250	$0.83	21d	1	0.33mi
147 W Dorrance St Kingston, PA	3.0	1.5	2000	$1,900	$0.95	21d	1	0.48mi
143 W Dorrance St Kingston, PA	5.0	1.5	2200	$2,500	$1.14	21d	1	0.49mi
98 E Walnut St Kingston, PA	3.0	1.0	1280	$1,500	$1.17	21d	1	0.53mi
11 Holiday Dr Kingston, PA	1.0–3.0	1.0–2.5	1083	$2,639	$2.44	13d	14	0.79mi
54 Butler St Kingston, PA	4.0	2.5	2174	$2,000	$0.92	43d	1	0.89mi
321 Shoemaker St Kingston, PA	3.0	1.5	1598	$1,750	$1.10	21d	1	1.00mi
365 N Maple Ave Kingston, PA	3.0	1.0	1600	$1,400	$0.88	21d	1	1.01mi
255 Zerby Ave Kingston, PA	3.0	1.0	2380	$1,350	$0.57	21d	1	1.05mi
27 Penn St Kingston, PA	3.0	1.5	1225	$1,550	$1.27	21d	1	1.08mi
41 Pulaski St Kingston, PA	3.0	1.5	1292	$1,450	$1.12	21d	1	1.12mi
36 Pulaski St Kingston, PA	3.0	2.0	1432	$1,600	$1.12	13d	1	1.14mi
41 Main St Kingston, PA	3.0	1.0	1350	$1,400	$1.04	21d	1	1.39mi
9-10 Meyers Ct Kingston, PA	3.0	1.0	1250	$1,500	$1.20	21d	1	1.40mi
123 W Carey St Wilkes Barre, PA	3.0	2.0	1375	$1,650	$1.20	13d	1	1.41mi
56 E Grove St Kingston, PA	3.0	2.0	2296	$1,250	$0.54	21d	1	1.43mi
20 N Loveland Ave Kingston, PA	3.0	2.0	1400	$1,775	$1.27	13d	1	1.48mi

Listing history 7 events

1. 2024-09-21
   status Pending
2. 2024-07-25
   listed $149,000 Active
3. 2019-08-09
   soldstatus $138,000
4. 2019-07-30
   soldstatus $138,000 354-char remark

   Show marketing remark (354 chars)

   Motivated seller. Looking for a home in a quiet neighborhood but still convenient to everything? Scroll no further. Stylish 4Br 1.5 bath w/ bonus rm, large closets and high ceilings nestled on a calm Kingston St. Maple cabinetry, corian and stainless appliances highlight this eat in kitchen. Ready for you to move in and relax on the front or back deck!

5. 2019-03-25
   listed $134,900 354-char remark

   Show marketing remark (354 chars)

   Motivated seller. Looking for a home in a quiet neighborhood but still convenient to everything? Scroll no further. Stylish 4Br 1.5 bath w/ bonus rm, large closets and high ceilings nestled on a calm Kingston St. Maple cabinetry, corian and stainless appliances highlight this eat in kitchen. Ready for you to move in and relax on the front or back deck!

6. 2010-02-24
   soldstatus $123,000
7. 2009-06-01
   soldstatus $48,000

ⓘ 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: $2,436 · $203/mo
• Projected year-2 tax: $2,436 · $203/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 75% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $20,957
• − Mortgage interest: −$8,346
• − Property taxes: −$2,436
• − Insurance: −$1,542
• − Repairs & maintenance: −$1,677
• − Management: −$1,677
• − Depreciation: −$4,335
• Taxable income: $944
• Est. tax owed @ 24.0%: −$227
• After-tax cash flow: $2,974/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

+210.4% since first listed

7 events — show timeline

• 2024-09-21 Pending — LCAR
• 2024-07-25 Listed $149,000 LCAR
• 2019-08-09 Sold (Public Records) $138,000 Public Records
• 2019-07-30 Sold (MLS) $138,000 LCAR
• 2019-03-25 Listed $134,900 LCAR
• 2010-02-24 Sold (Public Records) $123,000 Public Records
• 2009-06-01 Sold (Public Records) $48,000 Public Records

Property tax history

+1.8%/yr

Latest (2026): $2,436 · +0.4% YoY. Source: county tax records.