Two-Unit Duplex with Separate
For Sale
$245,000
Pending
282 Rutter Ave, Kingston, PA 18704
Two spacious residences provide distinct layouts with in-unit laundry and off-street parking.
Property Size2,818 SF
Days on Market118
Property Features for 282 Rutter Ave
General Information
Standard status
Pending
Size
2,818 SF
Property subtype
Multi-Family
Occupancy
50%
Units
Unit Mix
1 x 2BR/1.5BA, 1 x 2BR/1BA
Multifamily Units
2
Building Details
Buildings
1
Tenancy
Single
Listing Agency:
Berkshire Hathaway HomeServices Poggi, REALTORS
Listed By:
Carole A Poggi · License #AB050460L
(570) 283-9100
Source:
Nepahousehunt
Added: May 9
Changed: Sep 2
Last Checked: Sep 2 at 6:25PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Berkshire Hathaway HomeServices Poggi, REALTORS
Investment Insights
Based on property information with market context.
This 2,818 SF duplex offers two separately serviced residences with different interior configurations. The first-floor unit includes hardwood floors, a pellet stove, two bedrooms, one and a half baths, and an in-unit washer and dryer. Upstairs, the second unit has two bedrooms, one bath, a fireplace, and its own washer and dryer.
The property includes substantial off-street parking, and one boiler was installed last year. One residence is occupied by a long-term tenant, while the other has been kept vacant for showings and sale.
The property includes substantial off-street parking, and one boiler was installed last year. One residence is occupied by a long-term tenant, while the other has been kept vacant for showings and sale.
Key Highlights
- 2,818 SF duplex with two residential units
- Separate utilities for each unit
- First‑floor unit with hardwood floors, pellet stove, 2 bedrooms, and 1.5 baths
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$21,092
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.61%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$421,840
$421.8K
Cap Rate 7%
$301,314
$301.3K
Cap Rate 9%
$234,356
$234.4K
Market Conditions
NOI Build-Up for 2,818 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$41.6K $14.76/SF
− Vacancy
−$3.2K −$1.15/SF
EGI
$38.3K $13.61/SF
− OpEx
−$17.3K −$6.12/SF
NOI
$21.1K $7.48/SF
Area
Luzerne County, PA
Vacancy
7.80%
Lease Rate
$14.76 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$421,840
Cap Rate 7%
$301,314
Cap Rate 9%
$234,356
Alternative Uses
Best Use
Multifamily LT 5
$324.9K
$284.3K – $379.0K
NOI $22,742 @ 7.0% cap · market cap 9.28%
Second Best
Apartment 5plus
$301.3K
$263.7K – $351.5K
NOI $21,092 @ 7.0% cap · market cap 8.61%
Theoretical Best
Office A
$892.7K
$781.2K – $1.04M
NOI $62,492 @ 7.0% cap · market cap 25.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
50%
Occupancy
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
570
Businesses Nearby
Explore this area
Business Placement
Demographics for 18704, PA
31,138
Population
14,531
Households
2.1
Avg Household Size
43
Median Age
29%
College-Educated
95%
High-School Grad
10.1 sq mi
ZIP Area
3,083
Density / Sq Mi
$62,907
Median Household Income
$39,349
Median Earnings
$935
Median Rent
$154,600
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two spacious residences provide distinct layouts with in-unit laundry and off-street parking.
Where is this duplex located?
The property is located at 282 Rutter Ave Kingston, PA.
What is the asking price?
The asking price for this property is $245,000.
What are key features of this property?
This property features: 2,818 SF duplex with two residential units; Separate utilities for each unit; First‑floor unit with hardwood floors, pellet stove, 2 bedrooms, and 1.5 baths
