1114 Bacontown Rd · Nicholson, PA 18446

$30,000

2 bd · 1.0 ba · 991 sqft · SingleFamily · 37 Days on market

Built 1910 0.32 ac lot $30/sqft · 84% below area

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to your future adorable country cottage!!!! Home has been entirely gutted downstairs. This home is in need of a TOTAL makeover, but has so much charm and potential. It is nestled in a beautiful county location in Nicholson alongside a babbling stream. Bring your imagination!

Key facts

• Total makeover
• Country cottage
• Babbling stream

Tags

• COUNTRY COTTAGE
• GUTTED DOWNSTAIRS
• TOTAL MAKEOVER
• BEAUTIFUL COUNTY LOCATION
• BABBLING STREAM

Property features AI

Finance

• Other: Lot dimensions approximately 58 x 242 (0.32 acres); Back yard; Public maintained, paved county road frontage
• HOA & community: No community features listed

Exterior

• Parking: Has garage; Driveway
• Utilities: Electricity connected (100 Amp service); Water available; water source listed as spring (see remarks); Sewer: unknown
• Home design: Single family house; Two levels; Back door entry; Built circa 1910 (estimated); Fixer condition; No common walls
• Construction: Plaster and wood siding exterior; Stone foundation; Shingle roof; Garage(s) and other structures (see remarks)
• Exterior features: Private yard; Front porch and rear porch; See remarks for additional porch details

Interior

• Kitchen: Kitchen
• Bedrooms: 2 bedrooms (Primary bedroom included)
• Flooring: No flooring specified
• Bathrooms: 1 bathroom
• Heating & cooling: No central cooling; Heating: Oil (see remarks)
• Interior features: Other interior features; Partial basement; Basement present
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($955 rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#767 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: schools D-, amenities F, commute F.
• Lackawanna Trail SD (suburban): math 39% / reading 53% proficiency, ranked #248 of 539 in PA (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 active listings in the ZIP; 33 units permitted in Wyoming County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($207 loan paydown + $1k appreciation (4.4% local appreciation)).
• Wyoming County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $30k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $29,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1910 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 3.18% ✓
• Cap rate: 28.69%
• Cash-on-cash: 79.98%
• DSCR: 4.56
• GRM: 2.6

CMA / ARV

• ARV (median comp): $185,903
• List price: $30,000
• Delta: -83.86%
• Verdict: UNDERPRICED
• Comps: 8 within 2.0 mi

Projected returns pro-forma

4.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 77.9%
• Equity multiple: 5.53×
• Total profit: $38,092
• Equity at exit: $15,953

10-year hold

• IRR: 76.4%
• Equity multiple: 11.47×
• Total profit: $87,963
• Equity at exit: $26,704

Cash invested: $8,400 (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 18446

• Home prices YoY: 3.0%
• Active inventory: 18
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $955 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$25 /mo · $298/yr
• Insurance: −$12
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $504

Break-even live

Break-even rent $317

Max offer price $30,000

Occupancy floor 42%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $30,000 Active 37 DOM
2. 2026-06-18
   price $30,000 Active 36 DOM
3. 2026-06-17
   days on market $55,000 Active 36 DOM
4. 2026-06-16
   days on market $55,000 Active 35 DOM
5. 2026-06-15
   days on market $55,000 Active 34 DOM
6. 2026-06-14
   days on market $55,000 Active 32 DOM
7. 2026-06-13
   days on market $55,000 Active 31 DOM
8. 2026-06-10
   days on market $55,000 Active 29 DOM
9. 2026-06-09
   days on market $55,000 Active 28 DOM
10. 2026-06-09
    price $55,000 Active 27 DOM
11. 2026-06-08
    days on market $64,900 Active 27 DOM
12. 2026-06-07
    days on market $64,900 Active 26 DOM
13. 2026-06-02
    days on market $64,900 Active 21 DOM
14. 2026-06-01
    days on market $64,900 Active 20 DOM
15. 2026-05-31
    days on market $64,900 Active 19 DOM
16. 2026-05-30
    days on market $64,900 Active 18 DOM
17. 2026-05-09
    listed $64,900 Active 284-char remark
18. 2010-02-01
    soldstatus $12,500

ⓘ 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: $298 · $25/mo
• Projected year-2 tax: $386 · $32/mo
• Expected delta: +$88/yr (+$7/mo · 29.7%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,461
• − Mortgage interest: −$1,680
• − Property taxes: −$298
• − Insurance: −$816
• − Repairs & maintenance: −$917
• − Management: −$917
• − Depreciation: −$873
• Taxable income: $5,960
• Est. tax owed @ 24.0%: −$1,430
• After-tax cash flow: $4,622/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: Lackawanna Trail SD
• NCES district ID: 4212990
• Math proficiency: 39% ▼ -7.00%
• Reading proficiency: 53% ▼ -13.00%
• Median HH income: $53,071
• Composite: 39.71/100
• National rank: #3904
• State rank: #248 of 539 in PA

Livability — Nicholson

• Score: 70/100
• State rank: #767
• US rank: #7683

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment C+ Housing A+ Health & safety A- User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,208

Population outlook (Wyoming County) Hauer SSP2

• Today (2025): 26,334 people
• By 2030: 25,225 · -4.2%
• By 2040: 22,707 · -13.8%
• By 2050: 20,250 · -23.1%
• By 2075: 15,192 · -42.3%
• By 2100: 10,961 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 15% Lithuanian 3% Scotch-Irish 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Russian/Polish/Slavic 1%

Political lean MEDSL · Wyoming

• 2024 margin: Solid R (+36.8) · D 31.1% · R 67.9% · Other 1.0%
• 2008→2024 swing: -29.2pp toward R · 2008: -7.6pp · 2024: -36.8pp
• All cycles: 2024: R+36.8 2020: R+35.2 2016: R+38.7 2012: R+12.3 2008: R+7.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.42%
• Current HPI: 153.1295
• Rent YoY: —
• Metro: —
• 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

+140.0% since first listed

4 events — show timeline

• 2026-06-17 Price Changed $30,000 GSBR as distributed by MLS GRID
• 2026-06-08 Price Changed $55,000 GSBR as distributed by MLS GRID
• 2026-05-09 Listed $64,900 GSBR as distributed by MLS GRID
• 2010-02-01 Sold (Public Records) $12,500 Public Records

Property tax history

-10.7%/yr

Latest (2026): $298 · -74.9% YoY. Source: county tax records.