43 Besco St · Millsboro, PA 15322

$50,000

3 bd · 1.0 ba · 1,098 sqft · SingleFamily public records · 33 Days on market

Built 1890 0.26 ac lot Est $91k · 45% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.9/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Livability +2.3/5.0

Listing remarks

Investment opportunity with strong value-add and ARV potential! This 3-bedroom, 1-bath single-family home offers approximately 1,098 sq ft of living space on a 0.258-acre lot and includes a detached garage. Property features a functional layout, central heating, and excellent upside for investors or owner occupants looking to renovate and build equity. Located in an area with continued redevelopment and rising property values. Strong after-repair value potential based on surrounding renovated home sales. Ideal for fix-and-flip, rental portfolio addition, or long-term hold strategy. Buyer to perform their own due diligence regarding condition, zoning, measurements, permits, and future value.

Key facts

• Central heating
• Functional layout
• Detached garage

Tags

• FUNCTIONAL LAYOUT
• CENTRAL HEATING
• DETACHED GARAGE
• INVESTMENT OPPORTUNITY

Property features AI

Exterior

• Parking: Detached garage; 2 parking spaces (total)
• Utilities: Public water; Public sewer
• Home design: 2-story house
• Construction: Concrete construction
• Exterior features: Lot approximately 0.258 acres; Lot dimensions: 11,238 sq ft

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Resale condition

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 46/100 on livability (#1,717 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools C-, amenities F, commute F.
• Bethlehem-Center SD (rural): math 18% / reading 39% proficiency, ranked #448 of 539 in PA (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 22 active listings in the ZIP; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $253 of equity ($346 loan paydown + $-93 appreciation (-0.2% local appreciation)).
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $28k; list at $50k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1890 — 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. 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.
6. 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.
7. 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: 2.11% ✓
• Cap rate: 17.41%
• Cash-on-cash: 39.69%
• DSCR: 2.77
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $91,134
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Locust St	0.69mi	3/2.0	1,133 (+3%)	5mo	$94,500	$83	54

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

Projected returns pro-forma

-0.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.5%
• Equity multiple: 2.72×
• Total profit: $24,121
• Equity at exit: $14,056

10-year hold

• IRR: 39.0%
• Equity multiple: 5.34×
• Total profit: $60,759
• Equity at exit: $16,531

Cash invested: $14,000 (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 15322

• Home prices YoY: -0.2%
• Active inventory: 22
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,053 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$86 /mo · $1,032/yr
• Insurance: −$21
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $408

Break-even live

Break-even rent $537

Max offer price $50,000

Occupancy floor 56%

Sensitivity live

Price	-10% $436	-5% $422	+0% $408	+5% $393	+10% $379
Rent	-10% $324	-5% $366	+0% $408	+5% $449	+10% $491
Rate	-1.0pp $433	-0.5pp $420	base $408	+0.5pp $395	+1.0pp $381

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $50,000 Active 33 DOM
2. 2026-06-18
   days on market $50,000 Active 30 DOM
3. 2026-06-17
   days on market $50,000 Active 29 DOM
4. 2026-06-16
   days on market $50,000 Active 28 DOM
5. 2026-06-15
   days on market $50,000 Active 27 DOM
6. 2026-06-13
   days on market $50,000 Active 25 DOM
7. 2026-06-09
   days on market $50,000 Active 21 DOM
8. 2026-06-08
   days on market $50,000 Active 20 DOM
9. 2026-06-07
   days on market $50,000 Active 19 DOM
10. 2026-06-03
    days on market $50,000 Active 15 DOM
11. 2026-06-02
    days on market $50,000 Active 14 DOM
12. 2026-06-02
    price $50,000 Active 13 DOM
13. 2026-06-01
    days on market $55,000 Active 13 DOM
14. 2026-05-31
    days on market $55,000 Active 12 DOM
15. 2026-05-19
    listed $85,000 Active
16. 2012-07-30
    soldstatus $28,000

ⓘ 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: $1,032 · $86/mo
• Projected year-2 tax: $1,032 · $86/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,639
• − Mortgage interest: −$2,801
• − Property taxes: −$1,032
• − Insurance: −$916
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$1,455
• Taxable income: $4,413
• Est. tax owed @ 24.0%: −$1,059
• After-tax cash flow: $3,831/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: Bethlehem-Center SD
• NCES district ID: 4203600
• Math proficiency: 18% ▼ -14.00%
• Reading proficiency: 39% ▼ -15.00%
• Median HH income: $49,354
• Composite: 24.81/100
• National rank: #7596
• State rank: #448 of 539 in PA

Livability — Millsboro

• Score: 46/100
• State rank: #1717
• US rank: #26397

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 88
• Population (ZIP): 1,656

Population outlook (Washington County) Hauer SSP2

• Today (2025): 208,060 people
• By 2030: 207,168 · -0.4%
• By 2040: 202,738 · -2.6%
• By 2050: 195,269 · -6.1%
• By 2075: 175,588 · -15.6%
• By 2100: 145,827 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 10% Italian 3% Scotch-Irish 2%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+25.5) · D 36.9% · R 62.4%
• 2008→2024 swing: -20.8pp toward R · 2008: -4.7pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+22.8 2016: R+25.3 2012: R+13.3 2008: R+4.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.19%
• Current HPI: 107.8618
• 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

+203.6% since first listed

2 events — show timeline

• 2026-05-19 Listed $85,000 West Penn MLS
• 2012-07-30 Sold (Public Records) $28,000 Public Records

Property tax history

+10.3%/yr

Latest (2026): $1,032 · +3.9% YoY. Source: county tax records.