101 /105 105 Ridge St · Nesquehoning, PA 18240

$243,000

2 bd · 2.0 ba · 1,116 sqft · MultiFamily public records · 26 Days on market

Built 1900 0.31 ac lot $218/sqft · 409% above area

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Why this score? — see what drove the C- 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 +19.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +4.4/10.0
• 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

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

Multi Unit!!!!!! Live free in one side and let the other pays you the mortgage, Completely Renovated 4 Bedrooms Each Side, 2 Full Bath, Finished basement, Newer appliances, It Offer a formal living/Dinning room, Great Night view!! New roof, New Plumbing and electric. Call Us today to scheduled your showing!!!!

Key facts

• 0.31 acre lot
• Garage
• Built 1900

Property features AI

Exterior

• Parking: Off-street parking; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Residential income property; Multi-family
• Construction: Aluminum siding
• Exterior features: Deck; Porch; Fenced yard

Interior

• Heating & cooling: Electric baseboard heating
• Interior features: Electric water heater; Basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $243k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (6.0% below list).
• Recommended offer: $228k (6.0% below list) — sets the bar for 1% rule.

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-, amenities F, commute 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.
• Zoned schools: Panther Valley El Sch (math 27% / reading 42%, grade F, #1,049 of 1,518 statewide, top 71%, 622 students, 100% FRL); Panther Valley Intermediate Sch (math 11% / reading 31%, grade F, #432 of 512 statewide, top 85%, 417 students, 100% FRL); Panther Valley Jshs (math 13% / reading 36%, grade F, #376 of 437 statewide, top 86%, 771 students, 100% FRL) — zoned schools average 100% FRL vs 52% district-wide (48 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 26 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($239k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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.
• Current owner paid $185k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $228,500 (6.0% below list)

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 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: 0.94% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.88%
• DSCR: 1.22
• GRM: 8.9

CMA / ARV

• ARV (median comp): $145,318
• List price: $243,000
• Delta: 82.36%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.5%
• Equity multiple: 0.82×
• Total profit: $-12,339
• Equity at exit: $46,301

10-year hold

• IRR: 3.6%
• Equity multiple: 1.30×
• Total profit: $20,128
• Equity at exit: $38,720

Cash invested: $68,040 (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: 17.7×

Monthly cashflow live

• Estimated rent: $2,285 medium
• Mortgage (P&I): −$1,274
• Tax from tax record: −$153 /mo · $1,833/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $277

Break-even live

Break-even rent $1,935

Max offer price $243,000

Occupancy floor 83%

Sensitivity live

Price	-10% $414	-5% $346	+0% $277	+5% $208	+10% $139
Rent	-10% $96	-5% $187	+0% $277	+5% $367	+10% $457
Rate	-1.0pp $399	-0.5pp $339	base $277	+0.5pp $214	+1.0pp $150

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,286
Total (2 units)			$2,285

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: $60,750
• Closing costs: $7,290
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
69 W Ridge St Nesquehoning, PA	3.0	1.0	900	$975	$1.08	16d	1	0.04mi
243 W High St Nesquehoning, PA	3.0	2.0	1107	$1,100	$0.99	45d	1	0.16mi
68 W Center St Nesquehoning, PA	3.0	1.0	1152	$1,200	$1.04	22d	1	0.16mi
13 School St Unit 70 Nesquehoning, PA	2.0	1.0	950	$1,300	$1.37	20d	1	0.19mi
2 W Center St Nesquehoning, PA	3.0	1.5	1000	$1,200	$1.20	46d	1	0.23mi
59 E Garibaldi Ave Nesquehoning, PA	3.0	2.0	1200	$2,500	$2.08	4d	1	0.60mi

Listing history 30 events

1. 2026-06-22
   days on market $243,000 Active 26 DOM
2. 2026-06-18
   days on market $243,000 Active 23 DOM
3. 2026-06-17
   days on market $243,000 Active 22 DOM
4. 2026-06-16
   days on market $243,000 Active 21 DOM
5. 2026-06-15
   days on market $243,000 Active 20 DOM
6. 2026-06-14
   days on market $243,000 Active 18 DOM
7. 2026-06-13
   days on market $243,000 Active 17 DOM
8. 2026-06-10
   days on market $243,000 Active 15 DOM
9. 2026-06-09
   days on market $243,000 Active 14 DOM
10. 2026-06-08
    days on market $243,000 Active 13 DOM
11. 2026-06-07
    days on market $243,000 Active 12 DOM
12. 2026-06-05
    days on market $243,000 Active 9 DOM
13. 2026-06-03
    days on market $243,000 Active 8 DOM
14. 2026-06-02
    days on market $243,000 Active 7 DOM
15. 2026-06-01
    days on market $243,000 Active 6 DOM
16. 2026-05-31
    days on market $243,000 Active 5 DOM
17. 2026-05-31
    days on market $243,000 Active 4 DOM
18. 2026-02-25
    listed $265,000 Active 13-char remark
19. 2023-03-27
    soldstatus $185,000
20. 2023-03-15
    soldstatus $185,000 Closed 311-char remark

    Show marketing remark (311 chars)

    Multi Unit!!!!!! Live free in one side and let the other pays you the mortgage, Completely Renovated 4 Bedrooms Each Side, 2 Full Bath, Finished basement, Newer appliances, It Offer a formal living/Dinning room, Great Night view!! New roof, New Plumbing and electric. Call Us today to scheduled your showing!!!!

21. 2023-02-08
    status Pending 311-char remark

    Show marketing remark (311 chars)

    Multi Unit!!!!!! Live free in one side and let the other pays you the mortgage, Completely Renovated 4 Bedrooms Each Side, 2 Full Bath, Finished basement, Newer appliances, It Offer a formal living/Dinning room, Great Night view!! New roof, New Plumbing and electric. Call Us today to scheduled your showing!!!!

22. 2023-02-01
    status Active 311-char remark

    Show marketing remark (311 chars)

    Multi Unit!!!!!! Live free in one side and let the other pays you the mortgage, Completely Renovated 4 Bedrooms Each Side, 2 Full Bath, Finished basement, Newer appliances, It Offer a formal living/Dinning room, Great Night view!! New roof, New Plumbing and electric. Call Us today to scheduled your showing!!!!

23. 2023-02-01
    price $174,900 311-char remark

    Show marketing remark (311 chars)

    Multi Unit!!!!!! Live free in one side and let the other pays you the mortgage, Completely Renovated 4 Bedrooms Each Side, 2 Full Bath, Finished basement, Newer appliances, It Offer a formal living/Dinning room, Great Night view!! New roof, New Plumbing and electric. Call Us today to scheduled your showing!!!!

24. 2023-01-31
    status Pending 311-char remark

    Show marketing remark (311 chars)

    Multi Unit!!!!!! Live free in one side and let the other pays you the mortgage, Completely Renovated 4 Bedrooms Each Side, 2 Full Bath, Finished basement, Newer appliances, It Offer a formal living/Dinning room, Great Night view!! New roof, New Plumbing and electric. Call Us today to scheduled your showing!!!!

25. 2023-01-03
    status Active 311-char remark

    Show marketing remark (311 chars)

    Multi Unit!!!!!! Live free in one side and let the other pays you the mortgage, Completely Renovated 4 Bedrooms Each Side, 2 Full Bath, Finished basement, Newer appliances, It Offer a formal living/Dinning room, Great Night view!! New roof, New Plumbing and electric. Call Us today to scheduled your showing!!!!

26. 2022-10-28
    status Pending 311-char remark

    Show marketing remark (311 chars)

    Multi Unit!!!!!! Live free in one side and let the other pays you the mortgage, Completely Renovated 4 Bedrooms Each Side, 2 Full Bath, Finished basement, Newer appliances, It Offer a formal living/Dinning room, Great Night view!! New roof, New Plumbing and electric. Call Us today to scheduled your showing!!!!

27. 2022-10-08
    listed $185,000 Active 311-char remark

    Show marketing remark (311 chars)

    Multi Unit!!!!!! Live free in one side and let the other pays you the mortgage, Completely Renovated 4 Bedrooms Each Side, 2 Full Bath, Finished basement, Newer appliances, It Offer a formal living/Dinning room, Great Night view!! New roof, New Plumbing and electric. Call Us today to scheduled your showing!!!!

28. 2022-09-13
    historical
29. 2022-07-30
    listed $104,900
30. 2021-06-04
    soldstatus $22,000

ⓘ 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: $1,833 · $153/mo
• Projected year-2 tax: $2,836 · $236/mo
• Expected delta: +$1,003/yr (+$84/mo · 54.7%)

ⓘ 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) · 75% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $27,420
• − Mortgage interest: −$13,612
• − Property taxes: −$1,833
• − Insurance: −$1,215
• − Repairs & maintenance: −$2,194
• − Management: −$2,194
• − Depreciation: −$7,069
• Taxable loss: −$696
• Est. tax savings @ 24.0%: +$167
• After-tax cash flow: $3,489/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

+1004.5% since first listed

13 events — show timeline

• 2026-05-26 Listed $243,000 LCAR
• 2023-03-27 Sold (Public Records) $185,000 Public Records
• 2023-03-15 Sold (MLS) $185,000 LCAR
• 2023-02-08 Pending — LCAR
• 2023-02-01 Relisted — LCAR
• 2023-02-01 Price Changed $174,900 LCAR
• 2023-01-31 Pending — LCAR
• 2023-01-03 Relisted — LCAR
• 2022-10-28 Pending — LCAR
• 2022-10-08 Listed $185,000 LCAR
• 2022-09-13 Listing Removed — GLVRMLS
• 2022-07-30 Listed $104,900 GLVRMLS
• 2021-06-04 Sold (Public Records) $22,000 Public Records

Property tax history

+2.4%/yr

Latest (2026): $1,833 · +2.7% YoY. Source: county tax records.