17 Holland St · Nesquehoning, PA 18240

$79,900

2 bd · 1.0 ba · 946 sqft · SingleFamily public records · 9 Days on market

Built 1900 2,788 sqft lot $84/sqft · 38% below area Est $129k · 38% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Appreciation +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Welcome to this charming and affordable single-family home offering comfort, versatility, and value! Featuring newer flooring throughout, this quaint residence is move-in ready and full of potential. The main living level includes a convenient first-floor bedroom, ideal for easy living, while the second floor offers an additional bedroom plus a bonus room perfect for a home office, nursery, walk-in closet, or hobby space. With its cozy layout, inviting character, and budget-friendly price, this home is a fantastic opportunity for first-time buyers, downsizers, or investors alike. Priced to sell, this property combines practicality and charm at an exceptional value. Don't miss your chance to own this delightful home at a great low price!

Key facts

• First-floor bedroom
• Newer flooring
• Bonus room

Tags

• FIRST-FLOOR BEDROOM
• BONUS ROOM
• NEWER FLOORING

Property features AI

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: 100 amp electric service with circuit breakers; Public water; Public sewer
• Home design: Single-story property; 946 square feet above grade
• Construction: Wood siding; Asphalt, fiberglass, and metal roof options
• Exterior features: Residential zoning

Interior

• Kitchen: Refrigerator
• Bedrooms: Total of 4 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric baseboard heating; Ceiling fan cooling
• Interior features: Dining area; Dirt-floored basement with exterior entry
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).

Location & tenants

• Location reads 68/100 on livability (#872 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools D-, amenities F.
• Panther Valley SD (rural): math 14% / reading 35% proficiency, ranked #477 of 539 in PA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 26 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 180 units permitted in Carbon County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.1%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Carbon County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.1% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y 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: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.44% ✓
• Cap rate: 11.19%
• Cash-on-cash: 17.49%
• DSCR: 1.78
• GRM: 5.8

CMA / ARV

• ARV (median comp): $128,776
• List price: $79,900
• Delta: -37.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Holland St	0.00mi	2/1.0	946 (0%)	1mo	$79,900	$84	99
105 E Columbus Ave	0.48mi	2/1.0	964 (+2%)	5mo	$65,000	$67	70
43 W Marconi Ave	0.36mi	3/1.0 (+1)	988 (+4%)	23mo	$125,000	$127	52
1 W High St	0.38mi	3/2.0 (+1)	1,052 (+11%)	6mo	$66,000	$63	50
11 Garabaldi Ave	0.41mi	2/1.0	830 (-12%)	14mo	$80,000	$96	49
20 W Garibaldi Ave	0.39mi	3/2.5 (+1)	1,080 (+14%)	6mo	$165,000	$153	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.6%
• Equity multiple: 1.49×
• Total profit: $10,972
• Equity at exit: $15,224

10-year hold

• IRR: 19.2%
• Equity multiple: 2.75×
• Total profit: $39,211
• Equity at exit: $12,731

Cash invested: $22,372 (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 18240

• Home prices YoY: -1.1%
• Active inventory: 26
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,151 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$130 /mo · $1,566/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $326

Break-even live

Break-even rent $738

Max offer price $79,900

Occupancy floor 67%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
243 W High St Nesquehoning, PA	3.0	2.0	1107	$1,100	$0.99	43d	1	0.15mi
13 School St Unit 70 Nesquehoning, PA	2.0	1.0	950	$1,300	$1.37	18d	1	0.21mi
69 W Ridge St Nesquehoning, PA	3.0	1.0	900	$975	$1.08	14d	1	0.31mi
2 W Center St Nesquehoning, PA	3.0	1.5	1000	$1,200	$1.20	44d	1	0.33mi

Listing history 9 events

1. 2026-05-14
   status Pending 747-char remark

   Show marketing remark (747 chars)

   Welcome to this charming and affordable single-family home offering comfort, versatility, and value! Featuring newer flooring throughout, this quaint residence is move-in ready and full of potential. The main living level includes a convenient first-floor bedroom, ideal for easy living, while the second floor offers an additional bedroom plus a bonus room perfect for a home office, nursery, walk-in closet, or hobby space. With its cozy layout, inviting character, and budget-friendly price, this home is a fantastic opportunity for first-time buyers, downsizers, or investors alike. Priced to sell, this property combines practicality and charm at an exceptional value. Don't miss your chance to own this delightful home at a great low price!

2. 2026-05-14
   status Pending 758-char remark

   Show marketing remark (747 chars)

   Welcome to this charming and affordable single-family home offering comfort, versatility, and value! Featuring newer flooring throughout, this quaint residence is move-in ready and full of potential. The main living level includes a convenient first-floor bedroom, ideal for easy living, while the second floor offers an additional bedroom plus a bonus room perfect for a home office, nursery, walk-in closet, or hobby space. With its cozy layout, inviting character, and budget-friendly price, this home is a fantastic opportunity for first-time buyers, downsizers, or investors alike. Priced to sell, this property combines practicality and charm at an exceptional value. Don't miss your chance to own this delightful home at a great low price!

3. 2026-05-04
   listed $79,900 Active 747-char remark

   Show marketing remark (747 chars)

   Welcome to this charming and affordable single-family home offering comfort, versatility, and value! Featuring newer flooring throughout, this quaint residence is move-in ready and full of potential. The main living level includes a convenient first-floor bedroom, ideal for easy living, while the second floor offers an additional bedroom plus a bonus room perfect for a home office, nursery, walk-in closet, or hobby space. With its cozy layout, inviting character, and budget-friendly price, this home is a fantastic opportunity for first-time buyers, downsizers, or investors alike. Priced to sell, this property combines practicality and charm at an exceptional value. Don't miss your chance to own this delightful home at a great low price!

4. 2026-04-30
   listed $79,900 Active 758-char remark
5. 2006-12-08
   soldstatus $38,000

   Show marketing remark (111 chars)

   Adorable Nesquehoning Single. Modern kitchen with breakfast bar, first floor laundry area. All appliances stay.

6. 2006-12-08
   soldstatus $38,000

   Show marketing remark (111 chars)

   Adorable Nesquehoning Single. Modern kitchen with breakfast bar, first floor laundry area. All appliances stay.

7. 2006-12-08
   soldstatus $38,000

   Show marketing remark (111 chars)

   Adorable Nesquehoning Single. Modern kitchen with breakfast bar, first floor laundry area. All appliances stay.

8. 2006-09-04
   listed $45,000

   Show marketing remark (111 chars)

   Adorable Nesquehoning Single. Modern kitchen with breakfast bar, first floor laundry area. All appliances stay.

9. 2006-09-04
   listed $38,000

   Show marketing remark (111 chars)

   Adorable Nesquehoning Single. Modern kitchen with breakfast bar, first floor laundry area. All appliances stay.

ⓘ 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: $1,566 · $130/mo
• Projected year-2 tax: $1,566 · $130/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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,806
• − Mortgage interest: −$4,476
• − Property taxes: −$1,566
• − Insurance: −$400
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$2,324
• Taxable income: $2,832
• Est. tax owed @ 24.0%: −$680
• After-tax cash flow: $3,234/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: Panther Valley SD
• NCES district ID: 4218450
• Math proficiency: 14% ▼ -7.00%
• Reading proficiency: 35% ▼ -14.00%
• Median HH income: $36,914
• Composite: 20.31/100
• National rank: #8613
• State rank: #477 of 539 in PA

Livability — Nesquehoning

• Score: 68/100
• State rank: #872
• US rank: #9211

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nesquehoning, PA
• City population: 3,909
• Population (ZIP): 3,909

Population outlook (Carbon County) Hauer SSP2

• Today (2025): 61,643 people
• By 2030: 59,840 · -2.9%
• By 2040: 55,413 · -10.1%
• By 2050: 50,843 · -17.5%
• By 2075: 43,326 · -29.7%
• By 2100: 37,126 · -39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 11% Two or more races 7% Black 4%
• Hispanic origin (detail): Puerto Rican 11%
• Common ancestry: Romanian 7% Subsaharan African 4% Polish 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Carbon

• 2024 margin: Solid R (+34.8) · D 32.2% · R 67.0%
• 2008→2024 swing: -36.7pp toward R · 2008: 1.9pp · 2024: -34.8pp
• All cycles: 2024: R+34.8 2020: R+32.0 2016: R+34.1 2012: R+6.9 2008: D+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.08%
• Current HPI: 190.5896
• 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

+77.6% since first listed

12 events — show timeline

• 2026-06-01 Sold (Public Records) $79,900 Public Records
• 2026-05-29 Sold (MLS) $79,900 PMAR
• 2026-05-29 Sold (MLS) $79,900 GLVRMLS
• 2026-05-14 Pending — PMAR
• 2026-05-14 Pending — GLVRMLS
• 2026-05-04 Listed $79,900 PMAR
• 2026-04-30 Listed $79,900 GLVRMLS
• 2006-12-08 Sold (Public Records) $38,000 Public Records
• 2006-12-08 Sold (MLS) $38,000 BRIGHT MLS
• 2006-12-08 Sold (MLS) $38,000 GLVRMLS
• 2006-09-04 Listed $38,000 BRIGHT MLS
• 2006-09-04 Listed $45,000 GLVRMLS

Property tax history

+1.8%/yr

Latest (2026): $1,566 · +2.7% YoY. Source: county tax records.