2179 Williams Rd · Elkland, PA 14801

$185,000

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 6 Days on market

Built 1966 6.00 ac 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 +23.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +5.4/10.0
• Schools +5.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

BEAUTIFUL VIEW WITH 6 ACRES. POND. NEW ROOF 2000 . FRESHLY PAINTED INSIDE. . HOT WATER BASEBOARD HEAT. CARPORT.

Key facts

• Own pond
• Open space
• Plenty of storage

Tags

• PEACEFUL VIEWS
• OPEN SPACE
• OWN POND
• HARDWOOD FLOORS
• SKYLIGHTS
• PLENTY OF STORAGE

Property features AI

Exterior

• Parking: Carport
• Utilities: Well water; Septic tank
• Home design: Single-story home; Existing construction
• Construction: Vinyl siding; Attic/crawl hatchway(s) insulated; Block and slab foundation; Asphalt roof
• Exterior features: Deck; Open porch; Gravel driveway; Leased propane tank; Secluded, rural and irregular lot

Interior

• Kitchen: Electric cooktop; Refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Ceramic tile; Hardwood; Varied flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Gas heating; Baseboard heat; Window and wall cooling units
• Interior features: Eat-in kitchen; Separate/formal living room; Pantry; Bedroom on main level; Main level primary
• Laundry & utility: Main-level laundry; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).

Location & tenants

• Location reads 65/100 on livability (#1,171 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute 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.
• Zoned schools: Jasper-Troupsburg Elementary School (math 62% / reading 57%, grade B-, #745 of 2,108 statewide, top 39%, 213 students, 57% FRL); Jasper-Troupsburg Junior-Senior High School (math 67% / reading 64%, grade B, #766 of 1,100 statewide, top 70%, 158 students, 52% FRL).
• Market conditions: 196 units permitted in Steuben County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 26y 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 $67k; list at $185k implies a 177% gain — meaningful room to come down on a strong offer.

Recommended offer $185,000

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.04% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.69%
• DSCR: 1.34
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 29.9%
• Equity multiple: 3.35×
• Total profit: $121,873
• Equity at exit: $166,663

10-year hold

• IRR: 25.9%
• Equity multiple: 7.61×
• Total profit: $342,226
• Equity at exit: $359,414

Cash invested: $51,800 (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 14801

• Home prices YoY: 3.3%
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,931 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$146 /mo · $1,752/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $332

Break-even live

Break-even rent $1,510

Max offer price $185,000

Occupancy floor 78%

Sensitivity live

Price	-10% $437	-5% $384	+0% $332	+5% $280	+10% $227
Rent	-10% $179	-5% $256	+0% $332	+5% $408	+10% $484
Rate	-1.0pp $425	-0.5pp $379	base $332	+0.5pp $284	+1.0pp $235

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-22
   days on market $185,000 Active 6 DOM
2. 2026-06-21
   days on market $185,000 Active 5 DOM
3. 2026-06-21
   days on market $185,000 Active 4 DOM
4. 2026-06-18
   days on market $185,000 Active 2 DOM
5. 2026-06-17
   remarks 687-char remark
6. 2026-06-17
   listed $185,000 Active 1 DOM

ⓘ 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: $1,752 · $146/mo
• Projected year-2 tax: $2,338 · $195/mo
• Expected delta: +$585/yr (+$49/mo · 33.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 15 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: $23,168
• − Mortgage interest: −$10,363
• − Property taxes: −$1,752
• − Insurance: −$925
• − Repairs & maintenance: −$1,853
• − Management: −$1,853
• − Depreciation: −$5,382
• Taxable income: $1,039
• Est. tax owed @ 24.0%: −$249
• After-tax cash flow: $3,734/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 — Elkland

• Score: 65/100
• State rank: #1171
• US rank: #13602

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,415

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 (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 3% Polish 2% Iranian 2%
• Foreign-born: 1%
• Languages at home: 91% English-only · German/W. Germanic 8%

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: ▲ 10.75%
• Current HPI: 332.2296
• 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

+193.7% since first listed

7 events — show timeline

• 2026-06-16 Listed $185,000 UNYREIS
• 2002-06-17 Sold (Public Records) $66,900 Public Records
• 2002-06-07 Sold (MLS) $66,900 UNYREIS
• 2002-03-13 Listed $69,900 UNYREIS
• 2001-03-29 Sold (Public Records) $61,000 Public Records
• 2001-03-27 Sold (MLS) $61,000 UNYREIS
• 2000-09-05 Listed $63,000 UNYREIS

Property tax history

-5.0%/yr

Latest (2025): $1,752 · +4.7% YoY. Source: county tax records.