12748 Route 6 · Burlington, PA 16947

$109,900

2 bd · 2.0 ba · 1,023 sqft · SingleFamily · 89 Days on market

Built 2001 0.47 ac lot $107/sqft · 40% below area Est $183k · 40% 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).

• ARV discount +15.0/15.0
• Cash flow +13.2/30.0
• Appreciation +6.1/10.0
• DSCR +4.0/10.0
• 1% rule +3.1/10.0
• Livability +3.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this properly maintained home in a great location for those who enjoy the outdoors and peaceful surroundings. This property offers an inviting open floor plan with spacious rooms and easy first floor living, making it a great option for families looking for a convenient place to call home. Step outside onto the nicely sized deck, perfect for relaxing and enjoying the fresh air. The property also features a chicken coop and storage shed, offering added functionality and a touch of country living. With very low taxes and a setting that provides easy access to nature, this home is a great opportunity for buyers seeking comfort, space, and value.

Key facts

• Open floor plan
• Nicely sized deck
• Storage shed

Tags

• OPEN FLOOR PLAN
• FIRST FLOOR LIVING
• NICELY SIZED DECK
• CHICKEN COOP
• STORAGE SHED
• EASY ACCESS TO NATURE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $-1 ($-14/yr) — negative.
• To cash-flow at today's rent, offer at most $110k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $89k (19.5% below list).
• Recommended offer: $89k (19.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#1,533 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime C-, schools D+, employment D+.
• Troy Area SD (rural): math 19% / reading 48% proficiency, ranked #427 of 539 in PA (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP; 66 units permitted in Bradford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($760 loan paydown + $2k appreciation (2.1% local appreciation)).
• Bradford County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.1% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $71k; list at $110k implies a 54% gain — meaningful room to come down on a strong offer.

Recommended offer $88,507 (19.5% 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 89 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 0.81% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.04%
• DSCR: 1.00
• GRM: 10.3

CMA / ARV

• ARV (median comp): $183,403
• List price: $109,900
• Delta: -40.08%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

2.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.8%
• Equity multiple: 1.26×
• Total profit: $8,019
• Equity at exit: $43,964

10-year hold

• IRR: 8.3%
• Equity multiple: 2.15×
• Total profit: $35,249
• Equity at exit: $63,786

Cash invested: $30,772 (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 16947

• Home prices YoY: 1.2%
• Active inventory: 13
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $885 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$78 /mo · $939/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $-1

Break-even live

Break-even rent $887

Max offer price $109,699

Occupancy floor 95%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-07
   statusdays on market $109,900 Pending 89 DOM
2. 2026-06-04
   days on market $109,900 Active Under Contract 88 DOM
3. 2026-06-02
   days on market $109,900 Active Under Contract 87 DOM
4. 2026-06-01
   days on market $109,900 Active Under Contract 86 DOM
5. 2026-05-31
   days on market $109,900 Active Under Contract 85 DOM
6. 2026-05-15
   historical Active Under Contract 661-char remark

   Show marketing remark (661 chars)

   Welcome to this properly maintained home in a great location for those who enjoy the outdoors and peaceful surroundings. This property offers an inviting open floor plan with spacious rooms and easy first floor living, making it a great option for families looking for a convenient place to call home. Step outside onto the nicely sized deck, perfect for relaxing and enjoying the fresh air. The property also features a chicken coop and storage shed, offering added functionality and a touch of country living. With very low taxes and a setting that provides easy access to nature, this home is a great opportunity for buyers seeking comfort, space, and value.

7. 2026-04-09
   status Active 661-char remark

   Show marketing remark (661 chars)

   Welcome to this properly maintained home in a great location for those who enjoy the outdoors and peaceful surroundings. This property offers an inviting open floor plan with spacious rooms and easy first floor living, making it a great option for families looking for a convenient place to call home. Step outside onto the nicely sized deck, perfect for relaxing and enjoying the fresh air. The property also features a chicken coop and storage shed, offering added functionality and a touch of country living. With very low taxes and a setting that provides easy access to nature, this home is a great opportunity for buyers seeking comfort, space, and value.

8. 2026-03-16
   historical Active Under Contract 661-char remark

   Show marketing remark (661 chars)

   Welcome to this properly maintained home in a great location for those who enjoy the outdoors and peaceful surroundings. This property offers an inviting open floor plan with spacious rooms and easy first floor living, making it a great option for families looking for a convenient place to call home. Step outside onto the nicely sized deck, perfect for relaxing and enjoying the fresh air. The property also features a chicken coop and storage shed, offering added functionality and a touch of country living. With very low taxes and a setting that provides easy access to nature, this home is a great opportunity for buyers seeking comfort, space, and value.

9. 2026-03-07
   listed $109,900 Active 661-char remark

   Show marketing remark (661 chars)

   Welcome to this properly maintained home in a great location for those who enjoy the outdoors and peaceful surroundings. This property offers an inviting open floor plan with spacious rooms and easy first floor living, making it a great option for families looking for a convenient place to call home. Step outside onto the nicely sized deck, perfect for relaxing and enjoying the fresh air. The property also features a chicken coop and storage shed, offering added functionality and a touch of country living. With very low taxes and a setting that provides easy access to nature, this home is a great opportunity for buyers seeking comfort, space, and value.

10. 2023-03-27
    soldstatus $71,277
11. 2023-03-17
    soldstatus $71,277 186-char remark

    Show marketing remark (186 chars)

    2 bedroom ranch home in West Burlington. Would be great for a single person or a couple. Master bath, larger rooms. There are 2 sheds on the property for storage. Priced to sell quickly.

12. 2023-01-21
    listed $69,900 186-char remark

    Show marketing remark (186 chars)

    2 bedroom ranch home in West Burlington. Would be great for a single person or a couple. Master bath, larger rooms. There are 2 sheds on the property for storage. Priced to sell quickly.

13. 2010-11-03
    soldstatus $69,900

ⓘ 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: $939 · $78/mo
• Projected year-2 tax: $1,338 · $111/mo
• Expected delta: +$399/yr (+$33/mo · 42.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,621
• − Mortgage interest: −$6,156
• − Property taxes: −$939
• − Insurance: −$550
• − Repairs & maintenance: −$850
• − Management: −$850
• − Depreciation: −$3,197
• Taxable loss: −$1,920
• Est. tax savings @ 24.0%: +$461
• After-tax cash flow: $447/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: Troy Area SD
• NCES district ID: 4223790
• Math proficiency: 19% ▼ -21.00%
• Reading proficiency: 48% ▼ -14.00%
• Median HH income: $46,987
• Composite: 28.7/100
• National rank: #6690
• State rank: #427 of 539 in PA

Livability — Burlington

• Score: 59/100
• State rank: #1533
• US rank: #20149

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 163
• Population (ZIP): 4,653

Population outlook (Bradford County) Hauer SSP2

• Today (2025): 57,236 people
• By 2030: 54,660 · -4.5%
• By 2040: 49,502 · -13.5%
• By 2050: 44,277 · -22.6%
• By 2075: 33,420 · -41.6%
• By 2100: 22,919 · -60.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 5% Lithuanian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Bradford

• 2024 margin: Solid R (+47.9) · D 25.6% · R 73.5%
• 2008→2024 swing: -29.5pp toward R · 2008: -18.4pp · 2024: -47.9pp
• All cycles: 2024: R+47.9 2020: R+44.9 2016: R+46.0 2012: R+24.6 2008: R+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.10%
• Current HPI: 176.375
• 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

+57.2% since first listed

8 events — show timeline

• 2026-05-15 Contingent — NMPA
• 2026-04-09 Relisted — NMPA
• 2026-03-16 Contingent — NMPA
• 2026-03-07 Listed $109,900 NMPA
• 2023-03-27 Sold (Public Records) $71,277 Public Records
• 2023-03-17 Sold (MLS) $71,277 NMPA
• 2023-01-21 Listed $69,900 NMPA
• 2010-11-03 Sold (Public Records) $69,900 Public Records

Property tax history

+2.0%/yr

Latest (2026): $939 · +5.3% YoY. Source: county tax records.