56 Extension St · Mansfield, PA 16933

$169,900

4 bd · 2.5 ba · 2,559 sqft · SingleFamily public records · 55 Days on market

Built 1901 0.34 ac lot $66/sqft · 27% below area Est $200k · 15% 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 +14.3/15.0
• Cash flow +7.8/30.0
• Appreciation +6.2/10.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0

Listing remarks MLS

MANSFIELD, PA - Seller Says "Bring us an offer!" - Large 5 Bedroom, 3 Bath home located in town ready for new owners. Large backyard and oversized 1-car barn garage. If space is what you are looking for, then you need to see this home and property. Inside we have a large country kitchen, formal dining rm, formal living room, a sought after first floor bedroom and first floor bath/laundry combo. Upstairs are 4 more bedrooms (1 is ready to be renovated now with your vision) and 2 more full baths. Large basement holds your water service items and nat. gas boiler. This home is looking for your vision and needs some TLC.

Key facts

• 0.34 acre lot
• Built 1901
• Listed 54 days

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; 200+ amp electrical service with circuit breakers
• Home design: Residential property; Low-density R-1 zoning
• Construction: Frame construction; Stone foundation; Shingle roof; Built with a full basement (dirt floor, walk-up access)
• Exterior features: Covered patio/porch; Level lot; Barn(s)

Interior

• Kitchen: Refrigerator; Range
• Flooring: Wood; Vinyl; Carpet
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Natural gas heating; Baseboard and hot water heat; Ceiling fans (no central cooling)
• Interior features: Ceiling fans
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-245 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (25.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (22.8% below list).
• Recommended offer: $127k (25.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 78/100 on livability (#281 in PA, #2,496 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities D, commute F, employment F.
• Southern Tioga SD (rural): math 25% / reading 45% proficiency, ranked #421 of 539 in PA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Warren L Miller El Sch (math 29% / reading 46%, grade F, #997 of 1,518 statewide, top 66%, 533 students, 60% FRL); North Penn-Mansfield Jshs (math 21% / reading 47%, grade F, #318 of 437 statewide, top 73%, 523 students, 54% FRL) — zoned schools average 57% FRL vs 36% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 27 active listings in the ZIP; 32 units permitted in Tioga County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.4% local appreciation)).
• Tioga County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 7, 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 55 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 3 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 $85k; list at $170k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1901 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,648 (25.5% 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 55 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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?
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. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 4.96%
• Cash-on-cash: -4.78%
• DSCR: 0.79
• GRM: 10.8

CMA / ARV

• ARV (median comp): $200,226
• List price: $169,900
• Delta: -15.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 Wakefield Ter	0.16mi	4/3.5	2,304 (-10%)	1mo	$275,000	$119	71
95 Decker St	0.39mi	3/2.5 (-1)	2,262 (-12%)	2mo	$294,000	$130	56
44 West Elmira St	0.38mi	3/1.5 (-1)	2,232 (-13%)	7mo	$322,500	$144	47
305 N Main St	0.46mi	4/2.5	2,320 (-9%)	20mo	$525,000	$226	46

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

Projected returns pro-forma

2.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-444
• Equity at exit: $70,648

10-year hold

• IRR: 4.0%
• Equity multiple: 1.57×
• Total profit: $27,307
• Equity at exit: $104,603

Cash invested: $47,572 (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 16933

• Home prices YoY: 0.9%
• Active inventory: 27
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,312 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$264 /mo · $3,163/yr
• Insurance: −$71
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-245

Break-even live

Break-even rent $1,621

Max offer price $126,648

Occupancy floor —

Sensitivity live

Price	-10% $-149	-5% $-197	+0% $-245	+5% $-293	+10% $-341
Rent	-10% $-348	-5% $-297	+0% $-245	+5% $-193	+10% $-141
Rate	-1.0pp $-159	-0.5pp $-202	base $-245	+0.5pp $-289	+1.0pp $-334

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $169,900 Active 55 DOM
2. 2026-06-21
   days on market $169,900 Active 54 DOM
3. 2026-06-18
   days on market $169,900 Active 52 DOM
4. 2026-06-17
   days on market $169,900 Active 51 DOM
5. 2026-06-16
   days on market $169,900 Active 50 DOM
6. 2026-06-15
   days on market $169,900 Active 49 DOM
7. 2026-06-13
   days on market $169,900 Active 47 DOM
8. 2026-06-12
   days on market $169,900 Active 46 DOM
9. 2026-06-09
   days on market $169,900 Active 43 DOM
10. 2026-06-08
    days on market $169,900 Active 42 DOM
11. 2026-06-08
    days on market $169,900 Active 41 DOM
12. 2026-06-07
    days on market $169,900 Active 40 DOM
13. 2026-06-04
    days on market $169,900 Active 37 DOM
14. 2026-06-02
    days on market $169,900 Active 36 DOM
15. 2026-06-01
    days on market $169,900 Active 35 DOM
16. 2026-05-31
    days on market $169,900 Active 34 DOM
17. 2026-04-23
    listed $169,900 Active 588-char remark

    Show marketing remark (633 chars)

    MANSFIELD, PA - Seller Says "Bring us an offer!" - Large 5 Bedroom, 3 Bath home located in town ready for new owners. Large backyard and oversized 1-car barn garage. If space is what you are looking for, then you need to see this home and property. Inside we have a large country kitchen, formal dining rm, formal living room, a sought after first floor bedroom and first floor bath/laundry combo. Upstairs are 4 more bedrooms (1 is ready to be renovated now with your vision) and 2 more full baths. Large basement holds your water service items and nat. gas boiler. This home is looking for your vision and needs some TLC.

18. 2026-04-23
    listed $169,900 Active 588-char remark

    Show marketing remark (633 chars)

    MANSFIELD, PA - Seller Says "Bring us an offer!" - Large 5 Bedroom, 3 Bath home located in town ready for new owners. Large backyard and oversized 1-car barn garage. If space is what you are looking for, then you need to see this home and property. Inside we have a large country kitchen, formal dining rm, formal living room, a sought after first floor bedroom and first floor bath/laundry combo. Upstairs are 4 more bedrooms (1 is ready to be renovated now with your vision) and 2 more full baths. Large basement holds your water service items and nat. gas boiler. This home is looking for your vision and needs some TLC.

19. 2024-02-12
    listed $175,000 Active
20. 2001-07-02
    soldstatus $85,000

ⓘ 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: $3,163 · $264/mo
• Projected year-2 tax: $3,163 · $264/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,738
• − Mortgage interest: −$9,517
• − Property taxes: −$3,163
• − Insurance: −$1,516
• − Repairs & maintenance: −$1,259
• − Management: −$1,259
• − Depreciation: −$4,943
• Taxable loss: −$5,919
• Est. tax savings @ 24.0%: +$1,421
• After-tax cash flow: $-1,517/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: Southern Tioga SD
• NCES district ID: 4222370
• Math proficiency: 25% ▼ -15.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $44,260
• Composite: 29.72/100
• National rank: #6451
• State rank: #421 of 539 in PA

Livability — Mansfield

• Score: 78/100
• State rank: #281
• US rank: #2496

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mansfield, PA
• Population (ZIP): 6,550

Population outlook (Tioga County) Hauer SSP2

• Today (2025): 40,253 people
• By 2030: 38,795 · -3.6%
• By 2040: 35,376 · -12.1%
• By 2050: 32,081 · -20.3%
• By 2075: 24,341 · -39.5%
• By 2100: 17,180 · -57.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 5% Iranian 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Tioga

• 2024 margin: Solid R (+51.8) · D 23.6% · R 75.4% · Other 1.0%
• 2008→2024 swing: -24.3pp toward R · 2008: -27.4pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+51.2 2016: R+53.6 2012: R+34.8 2008: R+27.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.39%
• Current HPI: 275.9005
• 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

+99.9% since first listed

4 events — show timeline

• 2026-04-23 Listed $169,900 WBVAR
• 2026-04-23 Listed $169,900 NMPA
• 2024-02-12 Listed $175,000 NMPA
• 2001-07-02 Sold (Public Records) $85,000 Public Records

Property tax history

+1.8%/yr

Latest (2026): $3,163 · +0.8% YoY. Source: county tax records.