144 Fassett Rd · Stevens, PA 18845

$200,000

3 bd · 2.0 ba · 1,728 sqft · SingleFamily · 170 Days on market

Built 1900 1.16 ac lot $116/sqft · 25% below area Est $268k · 25% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.4/30.0
• Appreciation +6.2/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.3/5.0
• DSCR +1.5/10.0
• 1% rule +1.4/10.0

Listing remarks MLS

This unique property presents a rare opportunity with 2 homes on one parcel, offering exceptional flexibility & income potential. Live in 1 residence & rent the other to accommodate extended family or guests. You could also simply add both homes to your investment portfolio. The primary home has been completely remodeled & features 3 bedrooms & 2 full bathrooms. The second home offers 2 bedrooms & 1 bathroom. Both homes share a well. Conveniently located in the town of Stevensville, with an easy country drive to Wyalusing and Towanda, this property combines small-town living with accessibility. Schedule your showing today so you don; t miss out on this opportunity!

Key facts

• Income potential
• Completely remodeled
• Easy country drive

Tags

• 2 HOMES ON ONE PARCEL
• COMPLETELY REMODELED
• INCOME POTENTIAL
• SMALL-TOWN LIVING
• EASY COUNTRY DRIVE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-259 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (22.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (36.1% below list).
• Recommended offer: $128k (36.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 46/100 on livability (#1,722 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; 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: 5 active listings in the ZIP; 66 units permitted in Bradford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (2.3% local appreciation)).
• Bradford County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $115k; list at $200k implies a 74% 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 $127,797 (36.1% 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 170 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — 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. 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 0.64% ✗
• Cap rate: 4.74%
• Cash-on-cash: -5.55%
• DSCR: 0.75
• GRM: 13.0

CMA / ARV

• ARV (median comp): $267,595
• List price: $200,000
• Delta: -25.26%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

2.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $470
• Equity at exit: $82,398

10-year hold

• IRR: 4.2%
• Equity multiple: 1.60×
• Total profit: $33,803
• Equity at exit: $121,413

Cash invested: $56,000 (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 18845

• Home prices YoY: 2.0%
• Active inventory: 5
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $1,278 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$136 /mo · $1,637/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-259

Break-even live

Break-even rent $1,606

Max offer price $154,253

Occupancy floor —

Sensitivity live

Price	-10% $-146	-5% $-202	+0% $-259	+5% $-316	+10% $-372
Rent	-10% $-360	-5% $-309	+0% $-259	+5% $-208	+10% $-158
Rate	-1.0pp $-158	-0.5pp $-208	base $-259	+0.5pp $-311	+1.0pp $-364

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $200,000 Active 170 DOM
2. 2026-06-18
   days on market $200,000 Active 168 DOM
3. 2026-06-17
   days on market $200,000 Active 167 DOM
4. 2026-06-16
   days on market $200,000 Active 166 DOM
5. 2026-06-15
   days on market $200,000 Active 165 DOM
6. 2026-06-13
   days on market $200,000 Active 163 DOM
7. 2026-06-12
   days on market $200,000 Active 162 DOM
8. 2026-06-09
   days on market $200,000 Active 159 DOM
9. 2026-06-08
   days on market $200,000 Active 158 DOM
10. 2026-06-08
    days on market $200,000 Active 157 DOM
11. 2026-06-05
    days on market $200,000 Active 155 DOM
12. 2026-06-04
    days on market $200,000 Active 153 DOM
13. 2026-06-02
    days on market $200,000 Active 152 DOM
14. 2026-06-01
    days on market $200,000 Active 151 DOM
15. 2026-05-31
    days on market $200,000 Active 150 DOM
16. 2026-01-02
    listed $200,000 Active 703-char remark

    Show marketing remark (703 chars)

    This unique property presents a rare opportunity with 2 homes on one parcel, offering exceptional flexibility & income potential. Live in 1 residence & rent the other to accommodate extended family or guests. You could also simply add both homes to your investment portfolio. The primary home has been completely remodeled & features 3 bedrooms & 2 full bathrooms. The second home offers 2 bedrooms & 1 bathroom. Both homes share a well. Conveniently located in the town of Stevensville, with an easy country drive to Wyalusing and Towanda, this property combines small-town living with accessibility. Schedule your showing today so you don; t miss out on this opportunity!

17. 2025-12-04
    price $200,000
18. 2025-04-17
    listed $225,000 Active
19. 2012-05-03
    soldstatus $115,000

ⓘ 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: $1,637 · $136/mo
• Projected year-2 tax: $2,398 · $200/mo
• Expected delta: +$762/yr (+$63/mo · 46.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $15,336
• − Mortgage interest: −$11,203
• − Property taxes: −$1,637
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$5,818
• Taxable loss: −$6,776
• Est. tax savings @ 24.0%: +$1,626
• After-tax cash flow: $-1,481/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 — Stevens

• Score: 46/100
• State rank: #1722
• US rank: #26523

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 528

Population outlook (Bradford County) Hauer SSP2

• Today (2025): 57,236 people
• By 2030: 54,660 · -4.5%
• By 2040: 49,502 · -13.5%
• By 2050: 44,277 · -22.6%
• By 2075: 33,420 · -41.6%
• By 2100: 22,919 · -60.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 1%
• Common ancestry: Romanian 3% Slovak 2% Scotch-Irish 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Bradford

• 2024 margin: Solid R (+47.9) · D 25.6% · R 73.5%
• 2008→2024 swing: -29.5pp toward R · 2008: -18.4pp · 2024: -47.9pp
• All cycles: 2024: R+47.9 2020: R+44.9 2016: R+46.0 2012: R+24.6 2008: R+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.32%
• Current HPI: 115.7785
• 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

+73.9% since first listed

4 events — show timeline

• 2026-01-02 Listed $200,000 NMPA
• 2025-12-04 Price Changed $200,000 NMPA
• 2025-04-17 Listed $225,000 NMPA
• 2012-05-03 Sold (Public Records) $115,000 Public Records

Property tax history

+2.5%/yr

Latest (2026): $1,637 · +4.4% YoY. Source: county tax records.