58 W Columbus Ave · Nesquehoning, PA 18240

$90,000

4 bd · 1.0 ba · 1,960 sqft · MultiFamily public records · 96 Days on market

Built 1910 2,613 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

LOOKING FOR INVESTORS!!! LOW TAXES. Close to Jim Thorpe. AMAZING VIEWS!!! Half of a Double with 2 units in the one 58 and 58B. Property needs TLC and Vision. 58 2 bedroom 1 bath Liv Rm Dining Eat in Kitchen LL Laundry 58B 1 bed poss 2 bd 1 full 1 half bth. kitchen living room. 1 water meter 2 bills. Oil Heat updated electric. On street parking renovation loans or cash.

Key facts

• 2,613 sq ft lot
• Built 1910
• Listed 96 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath multifamily listed at $90k.

Deal economics

• At list price, monthly cash flow is $758 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.

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; 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 $622 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $36k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.97% ✓
• Cap rate: 16.39%
• Cash-on-cash: 36.08%
• DSCR: 2.61
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 33.4%
• Equity multiple: 2.48×
• Total profit: $37,214
• Equity at exit: $17,148

10-year hold

• IRR: 39.3%
• Equity multiple: 4.88×
• Total profit: $97,812
• Equity at exit: $14,341

Cash invested: $25,200 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,772 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$133 /mo · $1,597/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $758

Break-even live

Break-even rent $813

Max offer price $90,000

Occupancy floor 52%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2024-05-07
   soldstatus $67,500
2. 2024-05-03
   soldstatus $67,500 Closed 373-char remark

   Show marketing remark (373 chars)

   LOOKING FOR INVESTORS!!! LOW TAXES. Close to Jim Thorpe. AMAZING VIEWS!!! Half of a Double with 2 units in the one 58 and 58B. Property needs TLC and Vision. 58 2 bedroom 1 bath Liv Rm Dining Eat in Kitchen LL Laundry 58B 1 bed poss 2 bd 1 full 1 half bth. kitchen living room. 1 water meter 2 bills. Oil Heat updated electric. On street parking renovation loans or cash.

3. 2024-04-15
   status Pending
4. 2024-04-03
   price $90,000
5. 2024-03-29
   price $90,000 373-char remark

   Show marketing remark (373 chars)

   LOOKING FOR INVESTORS!!! LOW TAXES. Close to Jim Thorpe. AMAZING VIEWS!!! Half of a Double with 2 units in the one 58 and 58B. Property needs TLC and Vision. 58 2 bedroom 1 bath Liv Rm Dining Eat in Kitchen LL Laundry 58B 1 bed poss 2 bd 1 full 1 half bth. kitchen living room. 1 water meter 2 bills. Oil Heat updated electric. On street parking renovation loans or cash.

6. 2024-01-10
   listed $126,000 Active
7. 2024-01-02
   listed $126,000 Active 373-char remark

   Show marketing remark (373 chars)

   LOOKING FOR INVESTORS!!! LOW TAXES. Close to Jim Thorpe. AMAZING VIEWS!!! Half of a Double with 2 units in the one 58 and 58B. Property needs TLC and Vision. 58 2 bedroom 1 bath Liv Rm Dining Eat in Kitchen LL Laundry 58B 1 bed poss 2 bd 1 full 1 half bth. kitchen living room. 1 water meter 2 bills. Oil Heat updated electric. On street parking renovation loans or cash.

8. 2006-08-18
   soldstatus $45,000 273-char remark

   Show marketing remark (273 chars)

   Nastalga to its fullest. It use to be a butchery in the front and a home in the back and second level. Great for a rehab project and PRICE RIGHT. With a beautiful View. Plus a two car garage with incredible storage. Or create an additional living Quarter. Come with Vision.

9. 2006-08-18
   soldstatus $45,000

   Show marketing remark (273 chars)

   Nastalga to its fullest. It use to be a butchery in the front and a home in the back and second level. Great for a rehab project and PRICE RIGHT. With a beautiful View. Plus a two car garage with incredible storage. Or create an additional living Quarter. Come with Vision.

10. 2006-01-25
    listed $54,900 273-char remark

    Show marketing remark (273 chars)

    Nastalga to its fullest. It use to be a butchery in the front and a home in the back and second level. Great for a rehab project and PRICE RIGHT. With a beautiful View. Plus a two car garage with incredible storage. Or create an additional living Quarter. Come with Vision.

ⓘ 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: $1,597 · $133/mo
• Projected year-2 tax: $1,597 · $133/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $21,269
• − Mortgage interest: −$5,041
• − Property taxes: −$1,597
• − Insurance: −$450
• − Repairs & maintenance: −$1,702
• − Management: −$1,702
• − Depreciation: −$2,618
• Taxable income: $8,159
• Est. tax owed @ 24.0%: −$1,958
• After-tax cash flow: $7,133/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

+23.0% since first listed

10 events — show timeline

• 2024-05-07 Sold (Public Records) $67,500 Public Records
• 2024-05-03 Sold (MLS) $67,500 PMAR
• 2024-04-15 Pending — BRIGHT MLS
• 2024-04-03 Price Changed $90,000 BRIGHT MLS
• 2024-03-29 Price Changed $90,000 PMAR
• 2024-01-10 Listed $126,000 BRIGHT MLS
• 2024-01-02 Listed $126,000 PMAR
• 2006-08-18 Sold (Public Records) $45,000 Public Records
• 2006-08-18 Sold (MLS) $45,000 PMAR
• 2006-01-25 Listed $54,900 PMAR

Property tax history

+2.3%/yr

Latest (2026): $1,597 · +2.7% YoY. Source: county tax records.