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$265,000 / 6br - 2478ft2 - A Side by Side Double! 3 bed, 1 bth Each Side! EXCELLENT Condition! (Kingston)
S Maple Street, Kingston, PA 18704
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**A Tale of Two Sides — 11.9% Cap Rate, Firm at $265,000**
Let me tell you a story:
It begins, as the best ones do, with two doors.
Charles Dickens opened *A Tale of Two Cities* with "it was the best of times, it was the worst of times"
and verily, dear reader, nowhere is that truer than in a side-by-side duplex where one tenant pays on the 1st and the other pays on the second.
Fear not.
Both of these tenants pay.
Both sides are occupied month-to-month and have already been renovated.
No cliffhanger ending here — just cash flow, chapter after chapter.
The Facts, Plainly Told (No Foreshadowing Necessary):
Duplex, side-by-side, 1918 build with good bones and better numbers
125 side: 3bd/1.5ba, renting for $1,400
127 side: 3bd/1.5ba, renting for $1,240
Current rent: $31,680/year | Expenses: $3,900 (taxes, insurance, sewer)
Current NOI: $27,780 — Current Cap Rate: 11.9%
Push rents to $1,650 each side and thou art looking at $38,400/year, a **13% cap rate**
Both units renovated, very good condition, roof is fair with no leaks
2 gas meters, 2 electric meters, 2 water meters, public sewer — everyone pays their own way
Off-street parking plus a 1-car garage, yard included
Rehab needed: none. Zero. Paint and carpet only if you ever swap tenants
ARV: $290,000
This isn't a fixer-upper sob story.
This is a property that's already been through its character development arc.
It's occupied, cash-flowing, and priced at an 11.9% cap rate with a clean runway to 13%.
That's not a plot twist — that's just good writing.
**Price: $255,000. Firm. Not negotiable. Doth not ask.**
This deal is NOT for the investor who wants to "think it over" for three weeks while somebody else closes it.
It is NOT for the tire-kicker who wants me to justify an 11.9% cap rate as I owe him a dissertation.
And it is most certainly NOT for the buyer who thinks "firm" is the opening bid in a negotiation.
It IS for the serious cash buyer who knows a two-unit, two-income, zero-rehab deal at this cap rate doesn't sit on the market long enough to get its own paperback edition.
**Call to Action:**
Text or call Victor at show contact info now. First serious offer with proof of funds gets the keys to both chapters.
P.S. Two meters for everything means two tenants paying their own utilities — the landlord's happiest kind of subplot.
P.P.S. At a 13% cap with rents pushed, this is the kind of return that makes your banker request a sequel.
P.P.P.S. If you want a complete list of my off-market deals, text your email address to the number above to get added to my private cash-buyer list.
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