112 Faries St · Jones, PA 15870

$115,000

2 bd · 2.0 ba · 1,306 sqft · SingleFamily public records · 31 Days on market

Built 1890 1.25 ac lot $88/sqft · 7% below area Est $124k · 7% 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).

• Cash flow +18.6/30.0
• ARV discount +10.7/15.0
• Appreciation +10.0/10.0
• DSCR +5.9/10.0
• 1% rule +4.5/10.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Spacious 3 bedroom home with a bonus room. Large 1.25 acre lot. A 23ft. x15ft. barn with electricity . Shed. Furnace is only 8 years old. Updated Bathrooms, kitchen and flooring. Newer electric box and wiring on main floor.

Key facts

• 23ft x15ft barn
• 1.25 acre lot
• Newer electric box

Tags

• 1.25 ACRE LOT
• 23FT X15FT BARN
• UPDATED BATHROOMS
• UPDATED KITCHEN
• UPDATED FLOORING
• NEWER ELECTRIC BOX

Property features AI

Finance

• Other: Lot approximately 1.25 acres (150 x 363); Zoned residential

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential single-family home (single-unit)
• Exterior features: Shingle roof; Shed(s)

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bathrooms: 1 half bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Dishwasher; Dryer; Range; Refrigerator; Washer; 9 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/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 $109k (5.0% below list).
• Recommended offer: $109k (5.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — 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 $12k of equity ($795 loan paydown + $12k 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 $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $96k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,227 (5.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 0.95% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.18%
• DSCR: 1.19
• GRM: 8.8

CMA / ARV

• ARV (median comp): $123,940
• List price: $115,000
• Delta: -7.21%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 27.3%
• Equity multiple: 3.17×
• Total profit: $69,760
• Equity at exit: $103,601

10-year hold

• IRR: 23.8%
• Equity multiple: 7.20×
• Total profit: $199,797
• Equity at exit: $223,420

Cash invested: $32,200 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,092 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$100 /mo · $1,198/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $112

Break-even live

Break-even rent $950

Max offer price $115,000

Occupancy floor 85%

Sensitivity live

Price	-10% $177	-5% $145	+0% $112	+5% $80	+10% $47
Rent	-10% $26	-5% $69	+0% $112	+5% $155	+10% $198
Rate	-1.0pp $170	-0.5pp $141	base $112	+0.5pp $82	+1.0pp $52

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-08
   days on market $115,000 Active 31 DOM
2. 2026-06-08
   days on market $115,000 Active 30 DOM
3. 2026-06-05
   days on market $115,000 Active 28 DOM
4. 2026-06-04
   days on market $115,000 Active 26 DOM
5. 2026-06-02
   days on market $115,000 Active 25 DOM
6. 2026-06-01
   days on market $115,000 Active 24 DOM
7. 2026-05-31
   days on market $115,000 Active 23 DOM
8. 2026-05-08
   listed $115,000 Active 223-char remark
9. 2025-01-23
   soldstatus $95,900
10. 2024-12-09
    status Pending
11. 2024-12-05
    listed $95,900 Active

ⓘ 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: $1,198 · $100/mo
• Projected year-2 tax: $1,507 · $126/mo
• Expected delta: +$310/yr (+$26/mo · 25.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 19 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: $13,107
• − Mortgage interest: −$6,442
• − Property taxes: −$1,198
• − Insurance: −$575
• − Repairs & maintenance: −$1,049
• − Management: −$1,049
• − Depreciation: −$3,345
• Taxable loss: −$550
• Est. tax savings @ 24.0%: +$132
• After-tax cash flow: $1,477/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: 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

+19.9% since first listed

4 events — show timeline

• 2026-05-08 Listed $115,000 ECBR
• 2025-01-23 Sold (Public Records) $95,900 Public Records
• 2024-12-09 Pending — ECBR
• 2024-12-05 Listed $95,900 ECBR

Property tax history

+1.3%/yr

Latest (2026): $1,198 · +3.9% YoY. Source: county tax records.