100 Poplar St · Kingston, PA 18704

$124,900

2 bd · 2.0 ba · 1,194 sqft · SingleFamily public records · 54 Days on market

Built 1935 3,148 sqft lot Est $155k · 20% under

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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 +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• 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

Great starter home or investment property conveniently located in Kingston! New roof, new furnace, and new flooring on the first floor.

Key facts

• New furnace
• New flooring
• New roof

Tags

• NEW ROOF
• NEW FURNACE
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 36 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 $864 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.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $47k; list at $125k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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 1935 — 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: 1.09% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.35%
• DSCR: 1.33
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $155,220
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Poplar St	0.00mi	2/2.0	1,300 (+9%)	0mo	$120,000	$92	85
474 Chestnut Ave	0.12mi	3/1.0 (+1)	1,152 (-4%)	5mo	$164,500	$143	75
142 Price St	0.14mi	2/1.0	1,115 (-7%)	8mo	$145,000	$130	72
105 Ann St	0.61mi	3/1.5 (+1)	1,200 (+0%)	2mo	$162,000	$135	62
186 Meyers St	0.66mi	2/1.0	1,128 (-6%)	2mo	$192,500	$171	54
251 Union St	0.38mi	3/1.0 (+1)	1,346 (+13%)	0mo	$140,000	$104	52
133 John St	0.33mi	3/1.5 (+1)	1,335 (+12%)	8mo	$161,500	$121	51
230 Wright Ave	0.72mi	2/1.0	1,260 (+6%)	6mo	$147,500	$117	48
183 Church St	0.69mi	3/1.0 (+1)	1,250 (+5%)	5mo	$194,900	$156	47
258 Factory St	0.43mi	3/1.0 (+1)	1,344 (+13%)	4mo	$147,000	$109	46
98 Roosevelt St	0.64mi	2/1.0	1,043 (-13%)	2mo	$220,000	$211	44
385 Vaughn St	0.64mi	3/1.0 (+1)	1,368 (+15%)	0mo	$120,000	$88	36

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-8,468
• Equity at exit: $18,623

10-year hold

• IRR: 5.3%
• Equity multiple: 1.42×
• Total profit: $14,731
• Equity at exit: $10,799

Cash invested: $34,972 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,360 high
• Mortgage (P&I): −$655
• Tax from tax record: −$153 /mo · $1,835/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $148

Break-even live

Break-even rent $1,173

Max offer price $124,900

Occupancy floor 84%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
59 Price St Unit 2 Kingston, PA	3.0	1.0	1000	$1,100	$1.10	43d	1	0.12mi
47 Price St Apt 2 Kingston, PA	2.0	1.0	1200	$1,200	$1.00	43d	1	0.14mi
27 1/2 Penn St Kingston, PA	3.0	1.0	1200	$1,400	$1.17	43d	1	0.43mi
27 Penn St Kingston, PA	3.0	1.5	1225	$1,550	$1.27	21d	1	0.46mi
41 Pulaski St Kingston, PA	3.0	1.5	1292	$1,450	$1.12	21d	1	0.51mi
206 Zerby Ave Edwardsville, PA	2.0	1.0	741	$1,200	$1.62	13d	1	0.53mi
36 Pulaski St Kingston, PA	3.0	2.0	1432	$1,600	$1.12	13d	1	0.53mi
98 E Walnut St Kingston, PA	3.0	1.0	1280	$1,500	$1.17	21d	1	0.54mi
109 Penn St Unit 1 Kingston, PA	3.0	1.0	1200	$1,400	$1.17	13d	1	0.55mi
109 Penn St Kingston, PA	3.0	1.0	1200	$1,400	$1.17	43d	1	0.55mi
313 Rutter Ave Kingston, PA	2.0	1.0	727	$1,450	$1.99	43d	1	0.57mi
104 Meyers St Kingston, PA	3.0	1.0	1200	$1,495	$1.25	43d	1	0.57mi
151 E Walnut St Kingston, PA	2.0	1.0	900	$1,000	$1.11	13d	1	0.57mi
157 E Walnut St Kingston, PA	2.0	1.0	900	$1,000	$1.11	13d	1	0.58mi
266 Rutter Ave Unit 2 Kingston, PA	2.0	1.0	875	$1,270	$1.45	43d	1	0.62mi
256 E Grove St Kingston, PA	2.0	1.0	1000	$1,250	$1.25	13d	1	0.66mi
238 Rutter Ave Kingston, PA	2.0	1.0	1200	$1,050	$0.88	43d	1	0.66mi
182 Roosevelt St Kingston, PA	2.0	1.0	1152	$1,625	$1.41	13d	1	0.70mi
41 Main St Kingston, PA	3.0	1.0	1350	$1,400	$1.04	21d	1	0.70mi
9-10 Meyers Ct Kingston, PA	3.0	1.0	1250	$1,500	$1.20	21d	1	0.72mi
942 Wyoming Ave Unit A Forty Fort, PA	2.0	1.5	1054	$1,600	$1.52	43d	1	0.76mi
11 Holiday Dr Kingston, PA	1.0–3.0	1.0–2.5	1083	$2,044	$1.89	13d	14	0.80mi
20 N Loveland Ave Kingston, PA	3.0	2.0	1400	$1,775	$1.27	13d	1	0.85mi
400 N Gates Ave Unit 1 Kingston, PA	2.0	2.0	1198	$1,300	$1.09	43d	1	0.85mi
570 Main St Edwardsville, PA	2.0	1.0	1100	$1,180	$1.07	43d	1	0.86mi
9 Snowden St Forty Fort, PA	3.0	1.0	1500	$1,250	$0.83	21d	1	0.90mi
42 N Thomas Ave Kingston, PA	1.0	1.0	950	$1,150	$1.21	44d	1	0.94mi
27 S Gates Ave Kingston, PA	3.0	2.0	1200	$1,750	$1.46	21d	1	1.07mi
141 Short St Edwardsville, PA	3.0	1.0	1040	$1,100	$1.06	43d	1	1.08mi
73 2nd Ave Kingston, PA	2.0	1.0	1200	$950	$0.79	21d	1	1.12mi
1154 Murray St Kingston, PA	2.0	1.5	1152	$1,600	$1.39	43d	1	1.13mi
115 1st Ave Unit 115 Kingston, PA	3.0	1.0	1200	$1,495	$1.25	13d	1	1.14mi
300 Market St Ste 104 Kingston, PA	2.0	2.0	873	$1,950	$2.23	13d	1	1.15mi
200 Gateway Dr Kingston, PA	1.0–3.0	1.0–2.0	1130	$2,428	$2.15	13d	1	1.22mi
100 Parkway Blvd Kingston, PA	2.0	1.0	650	$1,400	$2.15	13d	1	1.23mi
40 N Dawes Ave Kingston, PA	3.0	1.5	1450	$1,800	$1.24	21d	1	1.25mi

Listing history 7 events

1. 2026-04-12
   status Pending
2. 2026-03-31
   price $124,900
3. 2026-03-05
   price $129,900
4. 2026-02-25
   price $134,900
5. 2026-02-17
   listed $139,900 Active
6. 2025-10-02
   price $139,900
7. 2014-09-02
   soldstatus $47,000

ⓘ 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: $1,835 · $153/mo
• Projected year-2 tax: $1,904 · $159/mo
• Expected delta: +$69/yr (+$6/mo · 3.8%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X · 78% 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: $16,318
• − Mortgage interest: −$6,996
• − Property taxes: −$1,835
• − Insurance: −$1,422
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$3,633
• Taxable loss: −$180
• Est. tax savings @ 24.0%: +$43
• After-tax cash flow: $1,817/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

+165.7% since first listed

7 events — show timeline

• 2026-04-12 Pending — LCAR
• 2026-03-31 Price Changed $124,900 LCAR
• 2026-03-05 Price Changed $129,900 LCAR
• 2026-02-25 Price Changed $134,900 LCAR
• 2026-02-17 Listed $139,900 LCAR
• 2025-10-02 Price Changed $139,900 LCAR
• 2014-09-02 Sold (Public Records) $47,000 Public Records

Property tax history

+1.8%/yr

Latest (2026): $1,835 · +0.4% YoY. Source: county tax records.