305 Mill St · Laceyville, PA 18623

$139,000

3 bd · 1.5 ba · 1,746 sqft · Other · 61 Days on market

Built 1920 0.66 ac lot $80/sqft · 16% below area Est $166k · 16% under

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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).

• ARV discount +14.8/15.0
• Cash flow +12.9/30.0
• Appreciation +5.9/10.0
• 1% rule +4.3/10.0
• DSCR +3.9/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Affordable 3 bedroom home located in Laceyville Borough. Home has been fully painted throughout and new flooring throughout the home. First floor features a open layout with a large room that could be a first floor bedroom. First floor half bath with laundry could easily be made into a full bath. Also features a large lot with detached garage and large yard.

Key facts

• Large room
• Large lot
• Large yard

Tags

• OPEN LAYOUT
• LARGE ROOM
• FIRST FLOOR HALF BATH
• LARGE LOT
• DETACHED GARAGE
• LARGE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $139k.

Deal economics

• At list price, monthly cash flow is $-10 ($-114/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (7.5% below list).
• Recommended offer: $129k (7.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#1,353 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, employment B+; Watch: schools F, amenities F, commute F.
• Wyalusing Area SD (rural): math 24% / reading 48% proficiency, ranked #400 of 539 in PA (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 33 units permitted in Wyoming County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($961 loan paydown + $2k appreciation (1.7% local appreciation)).
• Wyoming County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $38k; list at $139k implies a 271% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,607 (7.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 0.93% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.29%
• DSCR: 0.99
• GRM: 9.0

CMA / ARV

• ARV (median comp): $165,953
• List price: $139,000
• Delta: -16.24%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

1.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.4%
• Equity multiple: 1.18×
• Total profit: $7,031
• Equity at exit: $52,747

10-year hold

• IRR: 7.4%
• Equity multiple: 1.98×
• Total profit: $38,003
• Equity at exit: $74,391

Cash invested: $38,920 (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 18623

• Home prices YoY: 1.3%
• Active inventory: 6
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,286 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$239 /mo · $2,864/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $-10

Break-even live

Break-even rent $1,298

Max offer price $137,321

Occupancy floor 96%

Sensitivity live

Price	-10% $69	-5% $30	+0% $-10	+5% $-49	+10% $-88
Rent	-10% $-111	-5% $-60	+0% $-10	+5% $41	+10% $92
Rate	-1.0pp $60	-0.5pp $26	base $-10	+0.5pp $-46	+1.0pp $-82

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $139,000 Active 61 DOM
2. 2026-06-18
   days on market $139,000 Active 59 DOM
3. 2026-06-17
   days on market $139,000 Active 58 DOM
4. 2026-06-16
   days on market $139,000 Active 57 DOM
5. 2026-06-15
   days on market $139,000 Active 56 DOM
6. 2026-06-13
   days on market $139,000 Active 54 DOM
7. 2026-06-12
   days on market $139,000 Active 53 DOM
8. 2026-06-09
   days on market $139,000 Active 50 DOM
9. 2026-06-08
   days on market $139,000 Active 49 DOM
10. 2026-06-08
    days on market $139,000 Active 48 DOM
11. 2026-06-05
    days on market $139,000 Active 46 DOM
12. 2026-06-04
    days on market $139,000 Active 44 DOM
13. 2026-06-02
    days on market $139,000 Active 43 DOM
14. 2026-06-01
    days on market $139,000 Active 42 DOM
15. 2026-05-31
    days on market $139,000 Active 41 DOM
16. 2026-04-20
    listed $139,000 Active 360-char remark

    Show marketing remark (360 chars)

    Affordable 3 bedroom home located in Laceyville Borough. Home has been fully painted throughout and new flooring throughout the home. First floor features a open layout with a large room that could be a first floor bedroom. First floor half bath with laundry could easily be made into a full bath. Also features a large lot with detached garage and large yard.

17. 2010-04-29
    soldstatus $37,500
18. 2006-03-31
    soldstatus $81,900
19. 2002-06-05
    soldstatus $55,000

ⓘ 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: $2,864 · $239/mo
• Projected year-2 tax: $2,864 · $239/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 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,433
• − Mortgage interest: −$7,786
• − Property taxes: −$2,864
• − Insurance: −$695
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$4,044
• Taxable loss: −$2,425
• Est. tax savings @ 24.0%: +$582
• After-tax cash flow: $468/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: Wyalusing Area SD
• NCES district ID: 4226700
• Math proficiency: 24% ▼ -10.00%
• Reading proficiency: 48% ▼ -10.00%
• Median HH income: $51,219
• Composite: 31.2/100
• National rank: #6043
• State rank: #400 of 539 in PA

Livability — Laceyville

• Score: 62/100
• State rank: #1353
• US rank: #16781

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laceyville, PA
• Population (ZIP): 2,194

Population outlook (Wyoming County) Hauer SSP2

• Today (2025): 26,334 people
• By 2030: 25,225 · -4.2%
• By 2040: 22,707 · -13.8%
• By 2050: 20,250 · -23.1%
• By 2075: 15,192 · -42.3%
• By 2100: 10,961 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Two or more races 3% Native American 1%
• Common ancestry: Romanian 4% Iranian 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Wyoming

• 2024 margin: Solid R (+36.8) · D 31.1% · R 67.9% · Other 1.0%
• 2008→2024 swing: -29.2pp toward R · 2008: -7.6pp · 2024: -36.8pp
• All cycles: 2024: R+36.8 2020: R+35.2 2016: R+38.7 2012: R+12.3 2008: R+7.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.72%
• Current HPI: 131.3259
• 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

+152.7% since first listed

4 events — show timeline

• 2026-04-20 Listed $139,000 GSBR as distributed by MLS GRID
• 2010-04-29 Sold (Public Records) $37,500 Public Records
• 2006-03-31 Sold (Public Records) $81,900 Public Records
• 2002-06-05 Sold (Public Records) $55,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $2,864 · +6.1% YoY. Source: county tax records.