227-229 Mary Ave · Bloomsburg, PA 17815

$165,000

6 bd · 2.0 ba · 3,600 sqft · Other public records · 90 Days on market

Built 1900 4,791 sqft lot $46/sqft · 25% below area Est $220k · 25% under

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Why this score? — see what drove the C+ 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 +19.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.7/10.0
• Rent growth +4.2/5.0
• Livability +4.1/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors check out this duplex with long-term tenants in place and a consistent rental income, offering solid potential for the right buyer. Ideal for investors looking for a project with immediate income and room for improvement. The detached garage also provides additional income.

Key facts

• Detached garage
• 4,791 sq ft lot
• Garage

Tags

• CONSISTENT RENTAL INCOME
• DETACHED GARAGE
• ADDITIONAL RENTAL INCOME

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath other listed at $165k.

Deal economics

• At list price, monthly cash flow is $-269 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $117k (28.8% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $117k (28.8% below list) — sets the bar for cash-flow.
• Cap rate 7.7% vs local median 3.8% in Bloomsburg — 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 82/100 on livability (#147 in PA, #1,183 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment D, commute F.
• Bloomsburg Area SD (urban): math 33% / reading 57% proficiency, ranked #289 of 539 in PA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.8%/yr); 121 active listings in the ZIP; 82 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Columbia County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,466 (28.8% 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 90 days. Have you received any prior offers? Is the seller open to a 29% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.07% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.97%
• DSCR: 1.22
• GRM: 7.8

CMA / ARV

• ARV (median comp): $220,113
• List price: $165,000
• Delta: -25.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.8% rent growth · sell at horizon

5-year hold

• IRR: -21.8%
• Equity multiple: 0.21×
• Total profit: $-36,537
• Equity at exit: $24,602

10-year hold

• IRR: -5.8%
• Equity multiple: 0.54×
• Total profit: $-21,449
• Equity at exit: $14,266

Cash invested: $46,200 (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 17815

• Home prices YoY: -33.0%
• Rents YoY: 6.8%
• Active inventory: 121
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,761 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$266 /mo · $3,194/yr
• Insurance: −$69
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-269

Break-even live

Break-even rent $2,102

Max offer price $117,466

Occupancy floor —

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $165,000 Active 90 DOM
2. 2026-06-18
   days on market $165,000 Active 89 DOM
3. 2026-06-17
   days on market $165,000 Active 88 DOM
4. 2026-06-16
   days on market $165,000 Active 87 DOM
5. 2026-06-15
   days on market $165,000 Active 86 DOM
6. 2026-06-14
   days on market $165,000 Active 84 DOM
7. 2026-06-12
   days on market $165,000 Active 83 DOM
8. 2026-06-09
   days on market $165,000 Active 80 DOM
9. 2026-06-08
   days on market $165,000 Active 79 DOM
10. 2026-06-07
    days on market $165,000 Active 78 DOM
11. 2026-06-05
    days on market $165,000 Active 75 DOM
12. 2026-06-02
    days on market $165,000 Active 73 DOM
13. 2026-06-01
    days on market $165,000 Active 72 DOM
14. 2026-05-31
    days on market $165,000 Active 71 DOM
15. 2026-05-30
    days on market $165,000 Active 70 DOM
16. 2026-03-20
    listed $172,500 Active 284-char remark

    Show marketing remark (284 chars)

    Investors check out this duplex with long-term tenants in place and a consistent rental income, offering solid potential for the right buyer. Ideal for investors looking for a project with immediate income and room for improvement. The detached garage also provides additional income.

17. 2022-02-08
    soldstatus $700,000
18. 2014-07-24
    soldstatus $423,738
19. 2012-07-02
    soldstatus $103,000
20. 2009-08-27
    soldstatus $68,000

ⓘ 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: $3,194 · $266/mo
• Projected year-2 tax: $3,194 · $266/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,137
• − Mortgage interest: −$9,243
• − Property taxes: −$3,194
• − Insurance: −$6,350
• − Repairs & maintenance: −$1,691
• − Management: −$1,691
• − Depreciation: −$4,800
• Taxable loss: −$5,831
• Est. tax savings @ 24.0%: +$1,400
• After-tax cash flow: $-1,829/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: Bloomsburg Area SD
• NCES district ID: 4203840
• Math proficiency: 33% ▼ -11.00%
• Reading proficiency: 57% ▼ -8.00%
• Median HH income: $37,973
• Composite: 37.39/100
• National rank: #4428
• State rank: #289 of 539 in PA

Livability — Bloomsburg

• Score: 82/100
• State rank: #147
• US rank: #1183

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bloomsburg, PA
• County: Columbia County · 29,790 people
• City population: 29,790
• Metro: Bloomsburg-Berwick, PA
• Population (ZIP): 29,790
• Household income: $67,510
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 801.0

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 65,170 people
• By 2030: 64,054 · -1.7%
• By 2040: 61,131 · -6.2%
• By 2050: 57,526 · -11.7%
• By 2075: 50,259 · -22.9%
• By 2100: 44,756 · -31.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 5% Two or more races 4% Black 2% Asian 2%
• Common ancestry: Romanian 5% Iranian 2% Polish 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Columbia

• 2024 margin: Solid R (+31.0) · D 34.0% · R 65.0%
• 2008→2024 swing: -26.6pp toward R · 2008: -4.5pp · 2024: -31.0pp
• All cycles: 2024: R+31.0 2020: R+30.7 2016: R+32.8 2012: R+12.4 2008: R+4.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -108.98%
• Current HPI: 220.8076
• Rent YoY: ▲ 6.80%
• Metro: Bloomsburg-Berwick, PA
• 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

+153.7% since first listed

5 events — show timeline

• 2026-03-20 Listed $172,500 CSVBR
• 2022-02-08 Sold (Public Records) $700,000 Public Records
• 2014-07-24 Sold (Public Records) $423,738 Public Records
• 2012-07-02 Sold (Public Records) $103,000 Public Records
• 2009-08-27 Sold (Public Records) $68,000 Public Records

Property tax history

+4.2%/yr

Latest (2026): $3,194 · +6.1% YoY. Source: county tax records.