272 Kane St · Jones, PA 15870

$75,000

3 bd · 1.5 ba · 1,772 sqft · SingleFamily · 73 Days on market

Built 1910 Fair condition 0.33 ac lot $42/sqft · 40% below area Est $124k · 40% under

---

Why this score? — see what drove the A 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 +10.0/10.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Opportunity meets charm in this generously sized home situated on 0.33 acres in the heart of Wilcox, PA. With classic features, a welcoming layout, and a covered front porch perfect for relaxing, this property offers the ideal blend of small-town living and future potential. Inside, you'll find multiple living spaces filled with natural light and several rooms already updated and ready for use. Additional areas--including the dining room, bathroom, and one bedroom--are partially finished, providing a great opportunity for buyers to customize and complete to their own style and needs. The exterior features a detached garage with additional covered parking, plus a manageable yard with space to enjoy outdoor living, gardening, or entertaining.

Key facts

• Covered front porch
• Manageable yard
• Outdoor living

Tags

• COVERED FRONT PORCH
• DETACHED GARAGE
• MANAGEABLE YARD
• OUTDOOR LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• Johnsonburg Area SD (rural): math 40% / reading 60% proficiency, ranked #192 of 539 in PA (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 7 active listings in the ZIP; 53 units permitted in Elk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($519 loan paydown + $8k appreciation (10.0% local appreciation)).
• Elk County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.65% ✓
• Cap rate: 13.60%
• Cash-on-cash: 26.10%
• DSCR: 2.16
• GRM: 5.1

CMA / ARV

• ARV (median comp): $123,982
• List price: $75,000
• Delta: -39.51%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.0%
• Equity multiple: 4.33×
• Total profit: $69,956
• Equity at exit: $67,566

10-year hold

• IRR: 38.1%
• Equity multiple: 9.72×
• Total profit: $183,169
• Equity at exit: $145,709

Cash invested: $21,000 (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 15870

• Home prices YoY: 12.1%
• Active inventory: 7
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,234 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $457

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 58%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $75,000 Active 73 DOM
2. 2026-06-17
   days on market $75,000 Active 72 DOM
3. 2026-06-16
   days on market $75,000 Active 71 DOM
4. 2026-06-15
   days on market $75,000 Active 70 DOM
5. 2026-06-13
   days on market $75,000 Active 68 DOM
6. 2026-06-12
   days on market $75,000 Active 67 DOM
7. 2026-06-09
   days on market $75,000 Active 64 DOM
8. 2026-06-08
   days on market $75,000 Active 63 DOM
9. 2026-06-08
   days on market $75,000 Active 62 DOM
10. 2026-06-05
    days on market $75,000 Active 60 DOM
11. 2026-06-04
    days on market $75,000 Active 58 DOM
12. 2026-06-02
    days on market $75,000 Active 57 DOM
13. 2026-06-01
    days on market $75,000 Active 56 DOM
14. 2026-05-31
    days on market $75,000 Active 55 DOM
15. 2026-03-27
    listed $75,000 Active 750-char remark

    Show marketing remark (750 chars)

    Opportunity meets charm in this generously sized home situated on 0.33 acres in the heart of Wilcox, PA. With classic features, a welcoming layout, and a covered front porch perfect for relaxing, this property offers the ideal blend of small-town living and future potential. Inside, you'll find multiple living spaces filled with natural light and several rooms already updated and ready for use. Additional areas--including the dining room, bathroom, and one bedroom--are partially finished, providing a great opportunity for buyers to customize and complete to their own style and needs. The exterior features a detached garage with additional covered parking, plus a manageable yard with space to enjoy outdoor living, gardening, or entertaining.

16. 2026-03-25
    listed $75,000 Active 1261-char remark

    Show marketing remark (1261 chars)

    Opportunity meets charm in this generously sized home situated on 0.33 acres in the heart of Wilcox, PA. With classic features, a welcoming layout, and a covered front porch perfect for relaxing, this property offers the ideal blend of small-town living and future potential. Inside, you'll find multiple living spaces filled with natural light and several rooms already updated and ready for use. Additional areas--including the dining room, bathroom, and one bedroom--are partially finished, providing a great opportunity for buyers to customize and complete to their own style and needs. The exterior features a detached garage with additional covered parking, plus a manageable yard with space to enjoy outdoor living, gardening, or entertaining. Located in the scenic Pennsylvania Wilds region, Wilcox offers convenient access to outdoor recreation including state game lands, hiking trails, fishing streams, and ATV riding areas. It's also just a short drive to St. Marys, Johnsonburg, and Ridgway, making everyday amenities easily accessible while still enjoying a peaceful, rural setting. Whether you're looking for a full-time residence, investment property, or a project to make your own, this home is full of potential and ready for its next chapter.

17. 2026-03-25
    listed $75,000 Active

    Show marketing remark (1261 chars)

    Opportunity meets charm in this generously sized home situated on 0.33 acres in the heart of Wilcox, PA. With classic features, a welcoming layout, and a covered front porch perfect for relaxing, this property offers the ideal blend of small-town living and future potential. Inside, you'll find multiple living spaces filled with natural light and several rooms already updated and ready for use. Additional areas--including the dining room, bathroom, and one bedroom--are partially finished, providing a great opportunity for buyers to customize and complete to their own style and needs. The exterior features a detached garage with additional covered parking, plus a manageable yard with space to enjoy outdoor living, gardening, or entertaining. Located in the scenic Pennsylvania Wilds region, Wilcox offers convenient access to outdoor recreation including state game lands, hiking trails, fishing streams, and ATV riding areas. It's also just a short drive to St. Marys, Johnsonburg, and Ridgway, making everyday amenities easily accessible while still enjoying a peaceful, rural setting. Whether you're looking for a full-time residence, investment property, or a project to make your own, this home is full of potential and ready for its next chapter.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥89°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,811
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$2,182
• Taxable income: $4,558
• Est. tax owed @ 24.0%: −$1,094
• After-tax cash flow: $4,387/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

This single-family home on 0.33 acres in Wilcox, PA, offers a blend of charm and potential. It requires moderate exterior repairs and some landscaping to enhance its curb appeal and value.

Repairs flagged

• Moderate exterior siding — Yellow siding with visible discoloration
• Minor landscaping — Some overgrown areas

Value-add opportunities

• Both paint exterior — Fresh paint enhances curb appeal and value
• Both landscaping — Well-maintained landscaping improves curb appeal and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Yellow siding with visible discoloration	Moderate	$3,000–15,000
landscaping · Some overgrown areas	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both paint exterior — Fresh paint enhances curb appeal and value ↑
• Both landscaping — Well-maintained landscaping improves curb appeal and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Johnsonburg Area SD
• NCES district ID: 4212570
• Math proficiency: 40% ▼ -6.00%
• Reading proficiency: 60% ▼ -10.00%
• Median HH income: $42,329
• Composite: 41.97/100
• National rank: #3343
• State rank: #192 of 539 in PA

Livability — Jones

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Wilcox, PA
• Population (ZIP): 1,239

Population outlook (Elk County) Hauer SSP2

• Today (2025): 28,567 people
• By 2030: 27,172 · -4.9%
• By 2040: 24,111 · -15.6%
• By 2050: 20,967 · -26.6%
• By 2075: 15,355 · -46.2%
• By 2100: 10,418 · -63.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Romanian 12% American 4% Lithuanian 2%
• Foreign-born: 1%

Political lean MEDSL · Elk

• 2024 margin: Solid R (+47.0) · D 26.1% · R 73.1%
• 2008→2024 swing: -51.3pp toward R · 2008: 4.3pp · 2024: -47.0pp
• All cycles: 2024: R+47.0 2020: R+45.1 2016: R+43.8 2012: R+15.7 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.11%
• Current HPI: 158.4897
• 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

+0.0% since first listed

3 events — show timeline

• 2026-03-27 Listed $75,000 ECBR
• 2026-03-25 Listed $75,000 NMPA
• 2026-03-25 Listed $75,000 UNYREIS