314 Broad St · Montoursville, PA 17754

$65,000

3 bd · 1.0 ba · 1,495 sqft · SingleFamily public records · 2 Days on market

Built 1901 3,485 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special in a prime location! This 4-bedroom, 1-bath property offers a strong opportunity for renovation in a highly desirable school district. Situated just behind restaurants, shops, and foot traffic of Broad Street, the location has great potential. The home features a large kitchen area, 4 bedrooms, and a yard that adds additional appeal for future tenants or buyers (would make a nice rental). Key mechanicals include a newer gas hot water heater and gas forced hot air heating system, keeping it efficient. This property is ideal for investors, flippers, or buyers looking for a project. With strong upside potential in a sought-after school district, this is a great opportunity to

Key facts

• 3,485 sq ft lot
• Built 1901
• Listed 2 days

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Public water; Electric service with fuses
• Home design: Residential property
• Construction: Block, frame and aluminum siding construction; Shingle roof; Block foundation
• Exterior features: Porch; Level lot

Interior

• Kitchen: Range
• Flooring: Linoleum; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Window unit(s) for cooling; No central air
• Interior features: Eat-in kitchen; 9 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $729 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Cap rate 19.8% vs local median 4.0% in Montoursville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#341 in PA, #2,993 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Montoursville Area SD (suburban): math 43% / reading 62% proficiency, ranked #142 of 539 in PA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 69 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 73 units permitted in Lycoming County in 2024 (15 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lycoming County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.46% ✓
• Cap rate: 19.75%
• Cash-on-cash: 48.08%
• DSCR: 3.14
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $204,815
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
418 N Montour St	0.52mi	4/1.5 (+1)	1,412 (-6%)	5mo	$190,000	$135	55
1241 Warrensville Rd	0.57mi	3/1.5	1,616 (+8%)	8mo	$170,000	$105	52
401 N Arch St	0.53mi	3/1.5	1,442 (-4%)	21mo	$249,900	$173	50
396 Chestnut St	0.65mi	3/1.0	1,472 (-2%)	21mo	$200,000	$136	50
335 Mulberry St	0.21mi	4/2.0 (+1)	1,660 (+11%)	19mo	$209,900	$126	47
305 Walnut St	0.64mi	3/2.0	1,354 (-9%)	8mo	$251,000	$185	44
327 Chestnut St	0.62mi	4/2.0 (+1)	1,641 (+10%)	3mo	$251,000	$153	43
308 Chestnut St	0.61mi	3/1.0	1,336 (-11%)	15mo	$229,900	$172	42
603 N Arch St	0.68mi	4/1.0 (+1)	1,318 (-12%)	7mo	$180,000	$137	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 45.6%
• Equity multiple: 2.98×
• Total profit: $35,985
• Equity at exit: $9,692

10-year hold

• IRR: 51.5%
• Equity multiple: 6.02×
• Total profit: $91,447
• Equity at exit: $5,620

Cash invested: $18,200 (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 17754

• Home prices YoY: -26.2%
• Active inventory: 69
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$167 /mo · $2,003/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $729

Break-even live

Break-even rent $677

Max offer price $65,000

Occupancy floor 49%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1129 Jordan Ave Montoursville, PA	3.0	1.0	1027	$1,600	$1.56	14d	1	1.08mi

Listing history 2 events

1. 2026-04-30
   status Pending
2. 2026-04-17
   listed $65,000 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: $2,003 · $167/mo
• Projected year-2 tax: $2,003 · $167/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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,200
• − Mortgage interest: −$3,641
• − Property taxes: −$2,003
• − Insurance: −$325
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$1,891
• Taxable income: $8,268
• Est. tax owed @ 24.0%: −$1,984
• After-tax cash flow: $6,766/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: Montoursville Area SD
• NCES district ID: 4215750
• Math proficiency: 43% ▼ -16.00%
• Reading proficiency: 62% ▼ -10.00%
• Median HH income: $53,988
• Composite: 45.16/100
• National rank: #2677
• State rank: #142 of 539 in PA

Livability — Montoursville

• Score: 77/100
• State rank: #341
• US rank: #2993

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montoursville, PA
• Population (ZIP): 11,971

Population outlook (Lycoming County) Hauer SSP2

• Today (2025): 114,164 people
• By 2030: 112,221 · -1.7%
• By 2040: 107,613 · -5.7%
• By 2050: 102,950 · -9.8%
• By 2075: 92,987 · -18.5%
• By 2100: 80,924 · -29.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Asian 2%
• Common ancestry: Romanian 3% Italian 2% Slovak 2%
• Foreign-born: 1% · China, Canada
• Languages at home: 97% English-only · Chinese 1%

Political lean MEDSL · Lycoming

• 2024 margin: Solid R (+41.5) · D 28.8% · R 70.3%
• 2008→2024 swing: -17.3pp toward R · 2008: -24.2pp · 2024: -41.5pp
• All cycles: 2024: R+41.5 2020: R+41.3 2016: R+44.8 2012: R+33.3 2008: R+24.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.31%
• Current HPI: 231.6196
• 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

2 events — show timeline

• 2026-04-30 Pending — WBVAR
• 2026-04-17 Listed $65,000 WBVAR

Property tax history

+2.5%/yr

Latest (2026): $2,003 · +5.3% YoY. Source: county tax records.