408 S Main St · Coudersport, PA 16915

$89,900

4 bd · 2.0 ba · 1,026 sqft · Other public records · 2 Days on market

Built 1900 8,276 sqft lot

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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 +22.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +7.0/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.9/10.0

Listing remarks MLS

Currently configured as a duplex, this property offers a fantastic opportunity for investors or those seeking multi-living. Each level boasts its own full bathroom, bedrooms, and kitchen, providing comfortable and private living spaces. Alternatively, this home can easily be converted back into a spacious single-family residence, perfect for creating the home of your dreams. Enjoy the outdoors on the opened tiered deck, ideal for entertaining or relaxing. There is also a covered side deck. The property features a nice, level lot and a detached one-car garage, adding convenience. Don't miss out on this unique opportunity! Square footage is based on Realtor measurements versus courthouse sheet.

Key facts

• Full bathroom
• Kitchen
• Covered side deck

Tags

• FULL BATHROOM
• KITCHEN
• OPENED TIERED DECK
• COVERED SIDE DECK
• LEVEL LOT
• DETACHED ONE-CAR GARAGE

Property features AI

Exterior

• Parking: Detached garage; One garage space
• Utilities: Electricity connected (circuit breakers); High-speed internet available; Public water connected; Sewer connected
• Home design: Two-story home; Existing/resale property
• Construction: Vinyl siding; Copper plumbing; Shingle roof; Stone foundation; Built (existing)
• Exterior features: Deck; Covered open porch; Fence (partial); Gravel driveway; Corner, rectangular residential lot; City street frontage; Lot dimensions 71 x 124

Interior

• Kitchen: Country-style kitchen
• Bedrooms: Two main-level bedrooms
• Flooring: Carpet; Vinyl; Varied flooring
• Bathrooms: Two full bathrooms; One bathroom on the main level
• Heating & cooling: Gas heating; Baseboard heating; Hot water heating
• Interior features: Separate/formal living room; Home office; Country-style kitchen; Bedroom on main level; Full basement with walk-out access
• Laundry & utility: Main-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

Location & tenants

• Location reads 70/100 on livability (#739 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety D, amenities F.
• Coudersport Area SD (rural): math 32% / reading 43% proficiency, ranked #386 of 539 in PA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Coudersport Area El Sch (math 30% / reading 47%, grade F, #985 of 1,518 statewide, top 65%, 283 students, 50% FRL); Coudersport Area Jshs (math 32% / reading 37%, grade F, #313 of 437 statewide, top 72%, 275 students, 36% FRL).
• Market conditions: 52 active listings in the ZIP; 24 units permitted in Potter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Potter County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 2.6% of price; flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.20% ✓
• Cap rate: 8.25%
• Cash-on-cash: 7.00%
• DSCR: 1.31
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -9.4%
• Equity multiple: 0.66×
• Total profit: $-8,656
• Equity at exit: $13,404

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $354
• Equity at exit: $7,773

Cash invested: $25,172 (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 16915

• Home prices YoY: -4.0%
• Active inventory: 52
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,076 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$194 /mo · $2,333/yr
• Insurance: −$37
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $91

Break-even live

Break-even rent $961

Max offer price $89,900

Occupancy floor 87%

Sensitivity live

Price	-10% $142	-5% $117	+0% $91	+5% $66	+10% $40
Rent	-10% $6	-5% $49	+0% $91	+5% $134	+10% $176
Rate	-1.0pp $137	-0.5pp $114	base $91	+0.5pp $68	+1.0pp $44

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-11
   status Pending

   Show marketing remark (701 chars)

   Currently configured as a duplex, this property offers a fantastic opportunity for investors or those seeking multi-living. Each level boasts its own full bathroom, bedrooms, and kitchen, providing comfortable and private living spaces. Alternatively, this home can easily be converted back into a spacious single-family residence, perfect for creating the home of your dreams. Enjoy the outdoors on the opened tiered deck, ideal for entertaining or relaxing. There is also a covered side deck. The property features a nice, level lot and a detached one-car garage, adding convenience. Don't miss out on this unique opportunity! Square footage is based on Realtor measurements versus courthouse sheet.

2. 2026-04-11
   historical Active Under Contract 701-char remark

   Show marketing remark (701 chars)

   Currently configured as a duplex, this property offers a fantastic opportunity for investors or those seeking multi-living. Each level boasts its own full bathroom, bedrooms, and kitchen, providing comfortable and private living spaces. Alternatively, this home can easily be converted back into a spacious single-family residence, perfect for creating the home of your dreams. Enjoy the outdoors on the opened tiered deck, ideal for entertaining or relaxing. There is also a covered side deck. The property features a nice, level lot and a detached one-car garage, adding convenience. Don't miss out on this unique opportunity! Square footage is based on Realtor measurements versus courthouse sheet.

3. 2026-04-09
   listed $89,900 Active

   Show marketing remark (701 chars)

   Currently configured as a duplex, this property offers a fantastic opportunity for investors or those seeking multi-living. Each level boasts its own full bathroom, bedrooms, and kitchen, providing comfortable and private living spaces. Alternatively, this home can easily be converted back into a spacious single-family residence, perfect for creating the home of your dreams. Enjoy the outdoors on the opened tiered deck, ideal for entertaining or relaxing. There is also a covered side deck. The property features a nice, level lot and a detached one-car garage, adding convenience. Don't miss out on this unique opportunity! Square footage is based on Realtor measurements versus courthouse sheet.

4. 2026-04-09
   listed $89,900 Active 701-char remark

   Show marketing remark (701 chars)

   Currently configured as a duplex, this property offers a fantastic opportunity for investors or those seeking multi-living. Each level boasts its own full bathroom, bedrooms, and kitchen, providing comfortable and private living spaces. Alternatively, this home can easily be converted back into a spacious single-family residence, perfect for creating the home of your dreams. Enjoy the outdoors on the opened tiered deck, ideal for entertaining or relaxing. There is also a covered side deck. The property features a nice, level lot and a detached one-car garage, adding convenience. Don't miss out on this unique opportunity! Square footage is based on Realtor measurements versus courthouse sheet.

ⓘ 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: $2,333 · $194/mo
• Projected year-2 tax: $2,333 · $194/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 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥89°F today · 20 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: $12,913
• − Mortgage interest: −$5,036
• − Property taxes: −$2,333
• − Insurance: −$1,116
• − Repairs & maintenance: −$1,033
• − Management: −$1,033
• − Depreciation: −$2,615
• Taxable loss: −$253
• Est. tax savings @ 24.0%: +$61
• After-tax cash flow: $1,156/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: Coudersport Area SD
• NCES district ID: 4206930
• Math proficiency: 32% ▼ -10.00%
• Reading proficiency: 43% ▼ -19.00%
• Median HH income: $46,157
• Composite: 32.01/100
• National rank: #5830
• State rank: #386 of 539 in PA

Livability — Coudersport

• Score: 70/100
• State rank: #739
• US rank: #7401

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coudersport, PA
• Population (ZIP): 5,911

Population outlook (Potter County) Hauer SSP2

• Today (2025): 15,824 people
• By 2030: 15,023 · -5.1%
• By 2040: 13,290 · -16.0%
• By 2050: 11,572 · -26.9%
• By 2075: 8,144 · -48.5%
• By 2100: 5,102 · -67.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 3% Italian 2% Polish 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Other Indo-European 1% German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Potter

• 2024 margin: Solid R (+62.3) · D 18.4% · R 80.7%
• 2008→2024 swing: -24.9pp toward R · 2008: -37.4pp · 2024: -62.3pp
• All cycles: 2024: R+62.3 2020: R+60.8 2016: R+63.6 2012: R+45.9 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.26%
• Current HPI: 149.5192
• 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

+0.0% since first listed

4 events — show timeline

• 2026-04-11 Pending — UNYREIS
• 2026-04-11 Contingent — NMPA
• 2026-04-09 Listed $89,900 UNYREIS
• 2026-04-09 Listed $89,900 NMPA

Property tax history

+1.8%/yr

Latest (2026): $2,333 · +2.4% YoY. Source: county tax records.