9 Austin St · Wellsboro, PA 16901

$169,900

4 bd · 2.0 ba · 1,974 sqft · MultiFamily public records · 14 Days on market

Built 1901 5,663 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Well maintained 2 unit on a quiet street. Both units are in good shape and are currently occupied. Appliances are included. Easy walk to downtown Wellsboro and all amenities. 24 hour notice to show properties. Square footage and taxes taken from courthouse records.

Key facts

• Income potential
• Upper and lower unit
• Corner lot

Tags

• CORNER LOT
• UPPER AND LOWER UNIT
• INCOME POTENTIAL
• WALKING DISTANCE OF DOWNTOWN
• LOCAL SHOPS
• RESTAURANTS

Property features AI

Exterior

• Parking: Detached or attached garage with 1-car capacity
• Utilities: Public water; Public sewer
• Home design: Multi-family residential income property
• Construction: Vinyl siding
• Exterior features: Shingle roof

Interior

• Heating & cooling: Forced air heating (natural gas); Window air conditioning units
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $170k.

Deal economics

• At list price, monthly cash flow is $778 ($9k/yr) — positive. Per door: $389/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).

Location & tenants

• Location reads 75/100 on livability (#426 in PA, #3,882 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Wellsboro Area SD (rural): math 37% / reading 58% proficiency, ranked #230 of 539 in PA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 35 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 $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Tioga 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 $48k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $129k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.46% ✓
• Cap rate: 11.79%
• Cash-on-cash: 19.62%
• DSCR: 1.87
• GRM: 5.7

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: 38.9%
• Equity multiple: 3.99×
• Total profit: $142,107
• Equity at exit: $153,059

10-year hold

• IRR: 33.5%
• Equity multiple: 8.98×
• Total profit: $379,613
• Equity at exit: $330,078

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 16901

• Home prices YoY: 4.6%
• Active inventory: 35
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,480 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$220 /mo · $2,637/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $778

Break-even live

Break-even rent $1,496

Max offer price $169,900

Occupancy floor 64%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,480
Total (2 units)			$2,480

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 11 events

1. 2026-06-18
   days on market $169,900 Active 14 DOM
2. 2026-06-17
   days on market $169,900 Active 13 DOM
3. 2026-06-16
   days on market $169,900 Active 12 DOM
4. 2026-06-15
   days on market $169,900 Active 11 DOM
5. 2026-06-13
   days on market $169,900 Active 9 DOM
6. 2026-06-12
   days on market $169,900 Active 8 DOM
7. 2026-06-09
   days on market $169,900 Active 5 DOM
8. 2026-06-08
   days on market $169,900 Active 4 DOM
9. 2026-06-08
   days on market $169,900 Active 3 DOM
10. 2026-06-07
    remarks 621-char remark
11. 2026-06-07
    listed $169,900 Active 2 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: $2,637 · $220/mo
• Projected year-2 tax: $2,661 · $222/mo
• Expected delta: +$24/yr (+$2/mo · 0.9%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,760
• − Mortgage interest: −$9,517
• − Property taxes: −$2,637
• − Insurance: −$850
• − Repairs & maintenance: −$2,381
• − Management: −$2,381
• − Depreciation: −$4,943
• Taxable income: $7,053
• Est. tax owed @ 24.0%: −$1,693
• After-tax cash flow: $7,640/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: Wellsboro Area SD
• NCES district ID: 4225170
• Math proficiency: 37% ▼ -12.00%
• Reading proficiency: 58% ▼ -15.00%
• Median HH income: $48,861
• Composite: 40.52/100
• National rank: #3710
• State rank: #230 of 539 in PA

Livability — Wellsboro

• Score: 75/100
• State rank: #426
• US rank: #3882

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wellsboro, PA
• City population: 10,416
• Population (ZIP): 10,416

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 (95%)
• Race & ethnicity: White 95% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Romanian 6% Slovak 2% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% Chinese 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: ▲ 11.05%
• Current HPI: 252.4252
• 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

+139.3% since first listed

4 events — show timeline

• 2026-06-03 Listed $169,900 NMPA
• 2021-08-31 Sold (MLS) $129,000 NMPA
• 2021-07-16 Listed $129,000 NMPA
• 1995-01-30 Sold (Public Records) $71,000 Public Records

Property tax history

+0.4%/yr

Latest (2026): $2,637 · +5.7% YoY. Source: county tax records.