46 N Front St · New Buffalo, PA 17020

$189,000

3 bd · 2.0 ba · 1,977 sqft · MultiFamily · 230 Days on market

Built 1900 Fair condition 5,227 sqft lot $96/sqft · 28% below area Est $262k · 28% under

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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 +28.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.3/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

This is currently a well-maintained two-unit home, but could be easily convertet back to a 1 unit single family home. This home offers comfortable living spaces with recent renovations and great rental income potential. Located on a . 12-acre lot in Duncannon, this property features a first-floor unit with 1 bedroom and 1 full bathroom, and a second-floor unit with 2 bedrooms and 1 full bathroom. Both units are currently rented at $700 each, making this an excellent investment opportunity. Inside, the first-floor unit boasts a combination of vinyl plank and hardwood flooring, offering durability and charm. The second-floor unit has vinyl plank flooring in the living spaces with plush carpeting in the bedrooms for added comfort. The home was remodeled just a few years ago, ensuring modern finishes and functional layouts. * * A Recent Appraisal was done on the home. Appraised value $199,000. Additional amenities include a 200-amp electrical service on the second floor and a 100-amp service on the first floor, providing ample capacity for your needs. Whether you're an investor seeking steady rental income or a homeowner looking to offset mortgage costs, this duplex is a must-see. Don't miss out on this fantastic opportunity in Duncannon!

Key facts

• Second floor unit
• Recent renovations
• First floor unit

Tags

• WELL MAINTAINED
• RECENT RENOVATIONS
• GREAT RENTAL INCOME POTENTIAL
• FIRST FLOOR UNIT
• SECOND FLOOR UNIT
• VINYL PLANK FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $189k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $565 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $166k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 46/100 on livability (#1,718 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: housing C-, amenities F, commute F.
• Susquenita SD (rural): math 34% / reading 53% proficiency, ranked #275 of 539 in PA (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Susquenita El Sch (math 43% / reading 59%, grade C-, #636 of 1,518 statewide, top 42%, 694 students, 44% FRL); Susquenita Ms (math 26% / reading 50%, grade F, #283 of 512 statewide, top 57%, 569 students, 38% FRL); Susquenita Hs (math 64%, 503 students, 31% FRL).
• Market conditions: 26 active listings in the ZIP; 107 units permitted in Perry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Perry County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 230 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 4 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: flood insurance adds $66/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 230 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 1.30% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.33%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

• ARV (median comp): $262,116
• List price: $189,000
• Delta: -27.89%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.7%
• Equity multiple: 1.10×
• Total profit: $5,454
• Equity at exit: $28,181

10-year hold

• IRR: 12.3%
• Equity multiple: 1.97×
• Total profit: $51,425
• Equity at exit: $16,341

Cash invested: $52,920 (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 17020

• Home prices YoY: -35.0%
• Active inventory: 26
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $2,453 medium
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $565

Break-even live

Break-even rent $1,737

Max offer price $189,000

Occupancy floor 72%

Sensitivity live

Price	-10% $696	-5% $631	+0% $565	+5% $500	+10% $435
Rent	-10% $371	-5% $468	+0% $565	+5% $662	+10% $759
Rate	-1.0pp $660	-0.5pp $613	base $565	+0.5pp $516	+1.0pp $466

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

Units	Beds	Baths	Est. rent
1× unit	1	1	$1,216
1× unit	2	1	$1,236
Total (2 units)			$2,453

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $189,000 Active 230 DOM
2. 2026-06-18
   days on market $189,000 Active 227 DOM
3. 2026-06-17
   days on market $189,000 Active 226 DOM
4. 2026-06-16
   days on market $189,000 Active 225 DOM
5. 2026-06-15
   days on market $189,000 Active 224 DOM
6. 2026-06-14
   days on market $189,000 Active 222 DOM
7. 2026-06-13
   days on market $189,000 Active 221 DOM
8. 2026-06-10
   days on market $189,000 Active 219 DOM
9. 2026-06-09
   days on market $189,000 Active 218 DOM
10. 2026-06-08
    days on market $189,000 Active 217 DOM
11. 2026-06-07
    days on market $189,000 Active 216 DOM
12. 2026-06-05
    days on market $189,000 Active 213 DOM
13. 2026-06-03
    days on market $189,000 Active 212 DOM
14. 2026-06-02
    days on market $189,000 Active 211 DOM
15. 2026-06-01
    days on market $189,000 Active 210 DOM
16. 2026-05-31
    days on market $189,000 Active 209 DOM
17. 2026-05-31
    days on market $189,000 Active 208 DOM
18. 2026-01-05
    status Active 1257-char remark

    Show marketing remark (1164 chars)

    This well-maintained two-unit home offers comfortable living spaces with recent renovations and great rental income potential. Located on a . 12-acre lot in Duncannon, this property features a first-floor unit with 1 bedroom and 1 full bathroom, and a second-floor unit with 2 bedrooms and 1 full bathroom. Both units are currently rented at $700 each, making this an excellent investment opportunity. Inside, the first-floor unit boasts a combination of vinyl plank and hardwood flooring, offering durability and charm. The second-floor unit has vinyl plank flooring in the living spaces with plush carpeting in the bedrooms for added comfort. The home was remodeled just a few years ago, ensuring modern finishes and functional layouts. * * A Recent Appraisal was done on the home. Appraised value $199,000. Additional amenities include a 200-amp electrical service on the second floor and a 100-amp service on the first floor, providing ample capacity for your needs. Whether you're an investor seeking steady rental income or a homeowner looking to offset mortgage costs, this duplex is a must-see. Don't miss out on this fantastic opportunity in Duncannon!

19. 2026-01-05
    status Active 1164-char remark

    Show marketing remark (1164 chars)

    This well-maintained two-unit home offers comfortable living spaces with recent renovations and great rental income potential. Located on a . 12-acre lot in Duncannon, this property features a first-floor unit with 1 bedroom and 1 full bathroom, and a second-floor unit with 2 bedrooms and 1 full bathroom. Both units are currently rented at $700 each, making this an excellent investment opportunity. Inside, the first-floor unit boasts a combination of vinyl plank and hardwood flooring, offering durability and charm. The second-floor unit has vinyl plank flooring in the living spaces with plush carpeting in the bedrooms for added comfort. The home was remodeled just a few years ago, ensuring modern finishes and functional layouts. * * A Recent Appraisal was done on the home. Appraised value $199,000. Additional amenities include a 200-amp electrical service on the second floor and a 100-amp service on the first floor, providing ample capacity for your needs. Whether you're an investor seeking steady rental income or a homeowner looking to offset mortgage costs, this duplex is a must-see. Don't miss out on this fantastic opportunity in Duncannon!

20. 2025-12-31
    historical 1257-char remark

    Show marketing remark (1164 chars)

    This well-maintained two-unit home offers comfortable living spaces with recent renovations and great rental income potential. Located on a . 12-acre lot in Duncannon, this property features a first-floor unit with 1 bedroom and 1 full bathroom, and a second-floor unit with 2 bedrooms and 1 full bathroom. Both units are currently rented at $700 each, making this an excellent investment opportunity. Inside, the first-floor unit boasts a combination of vinyl plank and hardwood flooring, offering durability and charm. The second-floor unit has vinyl plank flooring in the living spaces with plush carpeting in the bedrooms for added comfort. The home was remodeled just a few years ago, ensuring modern finishes and functional layouts. * * A Recent Appraisal was done on the home. Appraised value $199,000. Additional amenities include a 200-amp electrical service on the second floor and a 100-amp service on the first floor, providing ample capacity for your needs. Whether you're an investor seeking steady rental income or a homeowner looking to offset mortgage costs, this duplex is a must-see. Don't miss out on this fantastic opportunity in Duncannon!

21. 2025-12-31
    historical 1164-char remark

    Show marketing remark (1164 chars)

    This well-maintained two-unit home offers comfortable living spaces with recent renovations and great rental income potential. Located on a . 12-acre lot in Duncannon, this property features a first-floor unit with 1 bedroom and 1 full bathroom, and a second-floor unit with 2 bedrooms and 1 full bathroom. Both units are currently rented at $700 each, making this an excellent investment opportunity. Inside, the first-floor unit boasts a combination of vinyl plank and hardwood flooring, offering durability and charm. The second-floor unit has vinyl plank flooring in the living spaces with plush carpeting in the bedrooms for added comfort. The home was remodeled just a few years ago, ensuring modern finishes and functional layouts. * * A Recent Appraisal was done on the home. Appraised value $199,000. Additional amenities include a 200-amp electrical service on the second floor and a 100-amp service on the first floor, providing ample capacity for your needs. Whether you're an investor seeking steady rental income or a homeowner looking to offset mortgage costs, this duplex is a must-see. Don't miss out on this fantastic opportunity in Duncannon!

22. 2025-10-30
    listed $189,000 Active 1257-char remark

    Show marketing remark (1257 chars)

    This is currently a well-maintained two-unit home, but could be easily convertet back to a 1 unit single family home. This home offers comfortable living spaces with recent renovations and great rental income potential. Located on a . 12-acre lot in Duncannon, this property features a first-floor unit with 1 bedroom and 1 full bathroom, and a second-floor unit with 2 bedrooms and 1 full bathroom. Both units are currently rented at $700 each, making this an excellent investment opportunity. Inside, the first-floor unit boasts a combination of vinyl plank and hardwood flooring, offering durability and charm. The second-floor unit has vinyl plank flooring in the living spaces with plush carpeting in the bedrooms for added comfort. The home was remodeled just a few years ago, ensuring modern finishes and functional layouts. * * A Recent Appraisal was done on the home. Appraised value $199,000. Additional amenities include a 200-amp electrical service on the second floor and a 100-amp service on the first floor, providing ample capacity for your needs. Whether you're an investor seeking steady rental income or a homeowner looking to offset mortgage costs, this duplex is a must-see. Don't miss out on this fantastic opportunity in Duncannon!

23. 2025-07-11
    listed $189,000 Active 1164-char remark

    Show marketing remark (1164 chars)

    This well-maintained two-unit home offers comfortable living spaces with recent renovations and great rental income potential. Located on a . 12-acre lot in Duncannon, this property features a first-floor unit with 1 bedroom and 1 full bathroom, and a second-floor unit with 2 bedrooms and 1 full bathroom. Both units are currently rented at $700 each, making this an excellent investment opportunity. Inside, the first-floor unit boasts a combination of vinyl plank and hardwood flooring, offering durability and charm. The second-floor unit has vinyl plank flooring in the living spaces with plush carpeting in the bedrooms for added comfort. The home was remodeled just a few years ago, ensuring modern finishes and functional layouts. * * A Recent Appraisal was done on the home. Appraised value $199,000. Additional amenities include a 200-amp electrical service on the second floor and a 100-amp service on the first floor, providing ample capacity for your needs. Whether you're an investor seeking steady rental income or a homeowner looking to offset mortgage costs, this duplex is a must-see. Don't miss out on this fantastic opportunity in Duncannon!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $29,436
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$1,742
• − Repairs & maintenance: −$2,355
• − Management: −$2,355
• − Depreciation: −$5,498
• Taxable income: $4,064
• Est. tax owed @ 24.0%: −$975
• After-tax cash flow: $5,808/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This two-unit home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathrooms, roof, exterior, and HVAC systems.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom fixtures — outdated and cluttered
• Moderate roof shingles — visible wear
• Moderate exterior siding — weathered and aged
• Moderate HVAC components — visible wear

Value-add opportunities

• Both Paint and update kitchen cabinets — Fresh paint and updated cabinets can significantly improve the home's curb appeal and interior aesthetics
• Both Replace outdated bathroom fixtures — New fixtures can enhance functionality and appeal
• Both Replace worn roof shingles — A new roof will improve the home's appearance and increase its value
• Both Update HVAC components — Modern HVAC will improve comfort and energy efficiency
• Both Landscaping and curb appeal improvements — A well-maintained exterior can significantly boost the home's value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · outdated and cluttered	Moderate	$3,000–15,000
roof shingles · visible wear	Moderate	$3,000–15,000
exterior siding · weathered and aged	Moderate	$3,000–15,000
HVAC components · visible wear	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$15,000–75,000

Value-add ROI direction

• Both Paint and update kitchen cabinets — Fresh paint and updated cabinets can significantly improve the home's curb appeal and interior aesthetics ↑
• Both Replace outdated bathroom fixtures — New fixtures can enhance functionality and appeal ↑
• Both Replace worn roof shingles — A new roof will improve the home's appearance and increase its value ↑
• Both Update HVAC components — Modern HVAC will improve comfort and energy efficiency ↑
• Both Landscaping and curb appeal improvements — A well-maintained exterior can significantly boost the home's value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Susquenita SD
• NCES district ID: 4223040
• Math proficiency: 34% ▼ -5.00%
• Reading proficiency: 53% ▼ -8.00%
• Median HH income: $59,765
• Composite: 38.26/100
• National rank: #4240
• State rank: #275 of 539 in PA

Livability — New Buffalo

• Score: 46/100
• State rank: #1718
• US rank: #26436

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Buffalo, PA
• Population (ZIP): 8,625

Population outlook (Perry County) Hauer SSP2

• Today (2025): 44,250 people
• By 2030: 42,862 · -3.1%
• By 2040: 39,574 · -10.6%
• By 2050: 36,001 · -18.6%
• By 2075: 27,991 · -36.7%
• By 2100: 20,936 · -52.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Polish 8% Slovak 5% Romanian 2%
• Foreign-born: 0%

Political lean MEDSL · Perry

• 2024 margin: Solid R (+49.3) · D 24.8% · R 74.1% · Other 1.0%
• 2008→2024 swing: -15.6pp toward R · 2008: -33.7pp · 2024: -49.3pp
• All cycles: 2024: R+49.3 2020: R+50.1 2016: R+51.9 2012: R+38.8 2008: R+33.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.15%
• Current HPI: 167.8117
• 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

6 events — show timeline

• 2026-01-05 Relisted — BRIGHT MLS
• 2026-01-05 Relisted — BRIGHT MLS
• 2025-12-31 Listing Removed — BRIGHT MLS
• 2025-12-31 Listing Removed — BRIGHT MLS
• 2025-10-30 Listed $189,000 BRIGHT MLS
• 2025-07-11 Listed $189,000 BRIGHT MLS