849 State Route 36 · Westfield, PA 14885

$85,000

4 bd · 2.0 ba · 1,600 sqft · SingleFamily public records · 98 Days on market

Built 1930 0.40 ac lot ↓ 50% since listing

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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
• Appreciation +6.4/10.0
• Schools +5.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this unique 4-bedroom, 2-bath home situated on a peaceful, nearly half-acre of land in Troupsburg, where accessibility meets functionality and charm. A small town known now for peaceful living among hobby farms and other natural landscapes. This thoughtfully redesigned residence features wheelchair accessibility throughout the entire first floor, ensuring comfort and ease for all. The vinyl-sided exterior provides low-maintenance living, while the open floor plan creates a welcoming atmosphere perfect for both daily living and entertaining. The updated kitchen showcases a unique chalkboard backsplash—ideal for meal planning, family messages, or unleashing your creative side

Key facts

• Open floor plan
• Four-car garage
• Deck

Tags

• VINYL-SIDED EXTERIOR
• OPEN FLOOR PLAN
• UPDATED KITCHEN
• CHALKBOARD BACKSPLASH
• DECK
• FOUR-CAR GARAGE

Property features AI

Exterior

• Parking: Detached garage with electricity and storage; 4 garage spaces
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: Two-story home; Existing/resale property; Rectangular residential lot with approximately 110 x 65 dimensions and 0.4 acres; City street frontage
• Construction: Vinyl siding with blown-in insulation; Asphalt roof; Block and stone foundation; Built previously (existing)
• Exterior features: Blacktop, dirt, and gravel driveways; Deck (open); Porch; Owned propane tank; Shed(s) and storage

Interior

• Kitchen: Built-in range; Built-in oven; Electric cooktop; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Laminate; Varies
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Propane heating with forced air; HVAC energy-efficient feature
• Interior features: Thermal windows; Ceiling fans; Eat-in kitchen; Separate/formal living room; Living/dining room; Accessible features including accessible full bath, accessible bedroom, low-threshold shower, accessible approach with ramp, and accessible doors; Partial basement
• Laundry & utility: Washer and dryer; Laundry on the main level; Accessible utilities

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $477 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#1,184 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: schools D, health & safety D, amenities F.
• Jasper-Troupsburg Central School District (rural): math 61% / reading 56% proficiency, ranked #319 of 755 in NY (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 196 units permitted in Steuben County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $2k appreciation (2.8% local appreciation)).
• Steuben County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 7 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.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
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: 1.69% ✓
• Cap rate: 13.03%
• Cash-on-cash: 24.06%
• DSCR: 2.07
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $190,400
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
924 State Route 36	0.46mi	4/2.0	1,360 (-15%)	12mo	$162,000	$119	44

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

Projected returns pro-forma

2.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.9%
• Equity multiple: 2.67×
• Total profit: $39,861
• Equity at exit: $37,331

10-year hold

• IRR: 30.5%
• Equity multiple: 5.22×
• Total profit: $100,459
• Equity at exit: $56,851

Cash invested: $23,800 (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 14885

• Home prices YoY: 2.6%
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,438 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$178 /mo · $2,137/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $477

Break-even live

Break-even rent $834

Max offer price $85,000

Occupancy floor 62%

Sensitivity live

Price	-10% $525	-5% $501	+0% $477	+5% $453	+10% $429
Rent	-10% $364	-5% $420	+0% $477	+5% $534	+10% $591
Rate	-1.0pp $520	-0.5pp $499	base $477	+0.5pp $455	+1.0pp $433

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-05-06
   status Pending
2. 2026-04-30
   historical Active Under Contract
3. 2026-01-28
   listed $85,000 Active
4. 2025-11-21
   historical
5. 2025-11-03
   price $99,000
6. 2025-09-26
   listed $119,000 Active
7. 2025-09-12
   historical
8. 2025-09-06
   status Active
9. 2025-08-05
   historical Active Under Contract
10. 2025-08-01
    price $119,000
11. 2025-07-03
    listed $125,000 Active
12. 2025-05-25
    historical
13. 2025-03-08
    price $134,900
14. 2024-11-15
    historical
15. 2024-11-15
    listed $139,900 Active
16. 2024-10-02
    price $149,900
17. 2024-10-02
    status Active
18. 2024-09-13
    status Pending
19. 2024-08-07
    price $159,900
20. 2024-06-23
    price $164,900
21. 2024-05-27
    listed $169,900 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: $2,137 · $178/mo
• Projected year-2 tax: $2,137 · $178/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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,262
• − Mortgage interest: −$4,761
• − Property taxes: −$2,137
• − Insurance: −$425
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − Depreciation: −$2,473
• Taxable income: $4,704
• Est. tax owed @ 24.0%: −$1,129
• After-tax cash flow: $4,597/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: Jasper-Troupsburg Central School District
• NCES district ID: 3600007
• Math proficiency: 61% ▲ 9.00%
• Reading proficiency: 56% ▲ 8.00%
• Median HH income: $41,266
• Composite: 50.68/100
• National rank: #3935
• State rank: #319 of 755 in NY

Livability — Westfield

• Score: 64/100
• State rank: #1184
• US rank: #13871

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 659

Population outlook (Steuben County) Hauer SSP2

• Today (2025): 93,062 people
• By 2030: 89,793 · -3.5%
• By 2040: 82,353 · -11.5%
• By 2050: 74,286 · -20.2%
• By 2075: 55,589 · -40.3%
• By 2100: 37,587 · -59.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Slovak 3% Romanian 3% Polish 3%
• Foreign-born: 2%
• Languages at home: 82% English-only · German/W. Germanic 16% Spanish 1%

Political lean MEDSL · Steuben

• 2024 margin: Solid R (+31.8) · D 34.1% · R 65.9%
• 2008→2024 swing: -15.0pp toward R · 2008: -16.8pp · 2024: -31.8pp
• All cycles: 2024: R+31.8 2020: R+29.6 2016: R+36.2 2012: R+16.4 2008: R+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.81%
• Current HPI: 111.7161
• 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

-50.0% since first listed

21 events — show timeline

• 2026-05-06 Pending — UNYREIS
• 2026-04-30 Contingent — UNYREIS
• 2026-01-28 Listed $85,000 UNYREIS
• 2025-11-21 Listing Removed — WNYREIS
• 2025-11-03 Price Changed $99,000 WNYREIS
• 2025-09-26 Listed $119,000 WNYREIS
• 2025-09-12 Listing Removed — WNYREIS
• 2025-09-06 Relisted — WNYREIS
• 2025-08-05 Contingent — WNYREIS
• 2025-08-01 Price Changed $119,000 WNYREIS
• 2025-07-03 Listed $125,000 WNYREIS
• 2025-05-25 Listing Removed — UNYREIS
• 2025-03-08 Price Changed $134,900 UNYREIS
• 2024-11-15 Listing Removed — UNYREIS
• 2024-11-15 Listed $139,900 UNYREIS
• 2024-10-02 Price Changed $149,900 UNYREIS
• 2024-10-02 Relisted — UNYREIS
• 2024-09-13 Pending — UNYREIS
• 2024-08-07 Price Changed $159,900 UNYREIS
• 2024-06-23 Price Changed $164,900 UNYREIS
• 2024-05-27 Listed $169,900 UNYREIS

Property tax history

-3.9%/yr

Latest (2025): $2,137 · +12.0% YoY. Source: county tax records.