128 W Columbus Ave · Nesquehoning, PA 18240

$185,000

2 bd · 1.5 ba · 1,458 sqft · SingleFamily public records · 1 Days on market

Built 1900 Est $172k · 8% over

---

Why this score? — see what drove the D- 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 +13.4/30.0
• ARV discount +4.1/15.0
• DSCR +4.0/10.0
• Appreciation +4.0/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Updated 3 bedroom, 2 bath single with attached 1-car garage. Insulated windows, new siding and roof, oil heat, central A/C and wrap-around porch. $107,000.

Key facts

• Open concept kitchen
• Wraparound porch
• Concrete flooring

Tags

• WRAPAROUND PORCH
• CONCRETE FLOORING
• BRICK RAILING
• OPEN CONCEPT KITCHEN
• BREAKFAST BAR
• SOUTH FACING WINDOW

Property features AI

Exterior

• Parking: Attached garage with 1 garage space; Additional parking options: driveway, parking pad, off-street and on-street parking
• Utilities: Public water; Public sewer; Electric service available; Oil for heating and water heater
• Home design: Two-story home
• Construction: Built with block, concrete, vinyl siding and wood siding; Asphalt/fiberglass roof
• Exterior features: Porch; Lot approximately 0.196 acres; Zoned R2

Interior

• Kitchen: Built-in oven; Electric cooktop; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms on the second floor (one bedroom with a 10 x 3 closet)
• Bathrooms: Two full bathrooms (one updated on the first level, one updated on the second level)
• Heating & cooling: Baseboard heating (oil); Central air conditioning
• Interior features: Dining area; Daylight, full, partially finished basement with walk-out access
• Laundry & utility: Washer and electric dryer (electric dryer hookup); Oil water heater; Multiple utility/storage/workshop areas in the lower level

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $5 ($56/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 $154k (16.6% below list).
• Recommended offer: $154k (16.6% 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-, 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1k of loan paydown is wiped out by about $4k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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 $86k; list at $185k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $154,314 (16.6% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.11%
• DSCR: 1.00
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $172,044
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
64 W Garibaldi Ave	0.08mi	3/1.5 (+1)	1,526 (+5%)	10mo	$155,000	$102	76
15-W Diaz Ave	0.18mi	3/3.0 (+1)	1,463 (+0%)	21mo	$238,000	$163	62
64 W Mill St	0.26mi	3/1.0 (+1)	1,342 (-8%)	10mo	$155,000	$115	59
118 W High St	0.38mi	3/2.0 (+1)	1,336 (-8%)	12mo	$135,000	$101	51
108 E Columbus Ave	0.27mi	3/1.0 (+1)	1,326 (-9%)	18mo	$170,000	$128	50
46 W High St	0.43mi	3/1.5 (+1)	1,536 (+5%)	20mo	$185,000	$120	50
62 W Ridge St	0.45mi	3/2.5 (+1)	1,528 (+5%)	17mo	$155,000	$101	48
14 W Rhume St	0.21mi	3/2.0 (+1)	1,311 (-10%)	22mo	$185,000	$141	48
19 E Center St	0.42mi	3/1.5 (+1)	1,256 (-14%)	15mo	$148,000	$118	40

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: -11.0%
• Equity multiple: 0.57×
• Total profit: $-22,490
• Equity at exit: $35,249

10-year hold

• IRR: -3.2%
• Equity multiple: 0.75×
• Total profit: $-12,865
• Equity at exit: $29,478

Cash invested: $51,800 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,543 high
• Mortgage (P&I): −$970
• Tax from tax record: −$167 /mo · $2,006/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $5

Break-even live

Break-even rent $1,537

Max offer price $185,000

Occupancy floor 95%

Sensitivity live

Price	-10% $109	-5% $57	+0% $5	+5% $-48	+10% $-100
Rent	-10% $-117	-5% $-56	+0% $5	+5% $66	+10% $127
Rate	-1.0pp $98	-0.5pp $52	base $5	+0.5pp $-43	+1.0pp $-92

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
59 E Garibaldi Ave Nesquehoning, PA	3.0	2.0	1200	$2,500	$2.08	3d	1	0.23mi
13 School St Unit 70 Nesquehoning, PA	2.0	1.0	950	$1,300	$1.37	19d	1	0.32mi
68 W Center St Nesquehoning, PA	3.0	1.0	1152	$1,200	$1.04	22d	1	0.36mi
2 W Center St Nesquehoning, PA	3.0	1.5	1000	$1,200	$1.20	45d	1	0.38mi
243 W High St Nesquehoning, PA	3.0	2.0	1107	$1,100	$0.99	44d	1	0.39mi
69 W Ridge St Nesquehoning, PA	3.0	1.0	900	$975	$1.08	15d	1	0.48mi

Listing history 5 events

1. 2026-06-15
   status $185,000 Pending 1 DOM
2. 2026-06-15
   days on marketlisting id $185,000 Active 1 DOM
3. 2026-06-14
   days on market $185,000 Active 3 DOM
4. 2026-06-13
   remarks 693-char remark
5. 2026-06-13
   listed $185,000 Active 2 DOM

ⓘ 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: $2,006 · $167/mo
• Projected year-2 tax: $2,464 · $205/mo
• Expected delta: +$459/yr (+$38/mo · 22.9%)

ⓘ 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: $18,518
• − Mortgage interest: −$10,363
• − Property taxes: −$2,006
• − Insurance: −$925
• − Repairs & maintenance: −$1,481
• − Management: −$1,481
• − Depreciation: −$5,382
• Taxable loss: −$3,121
• Est. tax savings @ 24.0%: +$749
• After-tax cash flow: $805/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

+88.8% since first listed

3 events — show timeline

• 2026-06-10 Listed $185,000 GLVRMLS
• 2016-05-05 Sold (MLS) $86,000 PMAR
• 2015-12-10 Listed $98,000 PMAR

Property tax history

+2.0%/yr

Latest (2026): $2,006 · +2.7% YoY. Source: county tax records.