9755 State Route 171 · Herrick, PA 18470

$259,000

4 bd · 1.0 ba · 1,955 sqft · SingleFamily · 32 Days on market

Built 1900 29 ac lot $132/sqft · 55% below area ↓ 13% since listing

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Why this score? — see what drove the D 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 +11.8/30.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Schools +3.6/10.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

EXPERIENCE THE BEAUTY OF COUNTRY LIVING ON THIS STUNNING 30+ ACRE PROPERTY, FEATURING A COUNTRY FOUR-BEDROOM, ONE AND A HALF BATH FARMHOUSE WITH MULTIPLE OUTBUILDINGS AND A ONE-CAR GARAGE. IDEAL FOR FARMING, RAISING HORSES, OR HUNTING, THIS PROPERTY OFFERS LOW TAXES, GREAT SCHOOLS AND EASY ACCESS TO SHOPPING AND ENTERTAINMENT. NESTLED IN A PEACEFUL AND QUIET LOCATION, IT PROVIDES CONVENIENT ACCESS TO ELK MOUNTAIN FOR SKIING, AS WELL AS THE D & H RAILS AND TRAILS FOR HIKING, SNOWMOBILING, SIDE-BY-SIDE ATV EXCURSIONS AND JOYRIDING. THIS PROPERTY'S LOCATION HAS MANY STATE LAKES NEARBY FOR FISHING AND BOATING, THIS PROPERTY IS PERFECT FOR OUTDOOR ENTHUSIASTS. SELLER WILL BE SUBDIVIDING APPROXIMATELY 1.49 ACRES FROM EXISTING PARCEL PRIOR TO CLOSE. YIELDING APPROXIMATELY 30 ACRES +/- . DON'T MISS OUT ON THIS INCREDIBLE OPPORTUNITY--SCHEDULE AN APPOINTMENT TODAY TO SEE THIS GORGEOUS PROPERTY FOR YOURSELF!

Key facts

• One car garage
• Country farmhouse
• Peaceful location

Tags

• 30 ACRE PROPERTY
• COUNTRY FARMHOUSE
• ONE CAR GARAGE
• LOW TAXES
• EASY ACCESS TO SHOPPING
• PEACEFUL LOCATION

Property features AI

Finance

• Other: Lot features include cleared areas, pasture, level front yard on a corner lot; Road frontage on a state road with paved surface; Lot dimensions 1315 x 1347 x 649 x 1304 (29.17 acres)

Exterior

• Parking: Has garage (1 garage space); Garage faces side; Off-street parking
• Utilities: Well water; Septic system; Electricity connected (100 Amp service); Propane; Water connected; Sewer connected
• Home design: Single-family residence (Residential); Built in 1900
• Construction: Aluminum siding; Concrete perimeter foundation; Year built 1900
• Exterior features: Garden; Horses allowed; Shed(s); Asphalt and fiberglass roof

Interior

• Kitchen: No appliances listed
• Bedrooms: 4 bedrooms (one 12 x 12, one 18 x 12, one 20 x 12, one 10 x 12)
• Flooring: Carpet; Linoleum; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Wood stove; Propane heating; Ceiling fans for cooling
• Interior features: Ceiling fans; High-speed internet; Pantry; Crawl opening to attic; Has basement (concrete, sump pump, unfinished, heated)
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $-72 ($-858/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (16.0% below list).
• Recommended offer: $218k (16.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Forest City Regional SD (suburban): math 34% / reading 51% proficiency, ranked #308 of 539 in PA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Forest City Regional El Sch (math 27% / reading 52%, grade F, #947 of 1,518 statewide, top 65%, 434 students, 55% FRL); Forest City Regional Hs (math 42% / reading 52%, grade D-, #167 of 437 statewide, top 39%, 327 students, 85% FRL) — zoned schools average 70% FRL vs 43% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 31 active listings in the ZIP; 80 units permitted in Susquehanna County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($2k loan paydown + $11k appreciation (4.1% local appreciation)).
• Susquehanna County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $217,515 (16.0% 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 32 days. Have you received any prior offers? Is the seller open to a 16% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.18%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (median comp): $573,118
• List price: $259,000
• Delta: -54.81%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9755 State Route 171	0.00mi	4/1.5	1,955 (0%)	18mo	$235,000	$120	83
1715 Svecz Rd	0.59mi	5/2.5 (+1)	2,056 (+5%)	20mo	$830,000	$404	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.5%
• Equity multiple: 1.58×
• Total profit: $42,036
• Equity at exit: $132,796

10-year hold

• IRR: 11.4%
• Equity multiple: 2.90×
• Total profit: $138,016
• Equity at exit: $218,386

Cash invested: $72,520 (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 18470

• Home prices YoY: 2.4%
• Active inventory: 31
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,175 medium
• Mortgage (P&I): −$1,358
• Tax est. 1.5%: −$324 /mo · $3,885/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-72

Break-even live

Break-even rent $2,266

Max offer price $248,651

Occupancy floor 98%

Sensitivity live

Price	-10% $107	-5% $18	+0% $-72	+5% $-161	+10% $-251
Rent	-10% $-243	-5% $-157	+0% $-72	+5% $14	+10% $100
Rate	-1.0pp $59	-0.5pp $-6	base $-72	+0.5pp $-139	+1.0pp $-207

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-16
   status $259,000 Pending 32 DOM
2. 2026-06-16
   days on market $259,000 Active 32 DOM
3. 2026-06-15
   days on market $259,000 Active 31 DOM
4. 2026-06-14
   days on market $259,000 Active 29 DOM
5. 2026-06-13
   days on market $259,000 Active 28 DOM
6. 2026-06-10
   days on market $259,000 Active 26 DOM
7. 2026-06-09
   days on market $259,000 Active 25 DOM
8. 2026-06-08
   days on market $259,000 Active 24 DOM
9. 2026-06-07
   days on market $259,000 Active 23 DOM
10. 2026-06-03
    days on market $259,000 Active 19 DOM
11. 2026-06-02
    days on market $259,000 Active 18 DOM
12. 2026-06-01
    days on market $259,000 Active 17 DOM
13. 2026-05-31
    days on market $259,000 Active 16 DOM
14. 2026-05-30
    days on market $259,000 Active 15 DOM
15. 2026-05-15
    listed $259,000 Active 753-char remark
16. 2025-11-05
    status Pending
17. 2025-10-31
    price $259,000
18. 2025-07-28
    listed $299,000 Active
19. 2025-01-04
    soldstatus $235,000 Closed

    Show marketing remark (915 chars)

    EXPERIENCE THE BEAUTY OF COUNTRY LIVING ON THIS STUNNING 30+ ACRE PROPERTY, FEATURING A COUNTRY FOUR-BEDROOM, ONE AND A HALF BATH FARMHOUSE WITH MULTIPLE OUTBUILDINGS AND A ONE-CAR GARAGE. IDEAL FOR FARMING, RAISING HORSES, OR HUNTING, THIS PROPERTY OFFERS LOW TAXES, GREAT SCHOOLS AND EASY ACCESS TO SHOPPING AND ENTERTAINMENT. NESTLED IN A PEACEFUL AND QUIET LOCATION, IT PROVIDES CONVENIENT ACCESS TO ELK MOUNTAIN FOR SKIING, AS WELL AS THE D & H RAILS AND TRAILS FOR HIKING, SNOWMOBILING, SIDE-BY-SIDE ATV EXCURSIONS AND JOYRIDING. THIS PROPERTY'S LOCATION HAS MANY STATE LAKES NEARBY FOR FISHING AND BOATING, THIS PROPERTY IS PERFECT FOR OUTDOOR ENTHUSIASTS. SELLER WILL BE SUBDIVIDING APPROXIMATELY 1.49 ACRES FROM EXISTING PARCEL PRIOR TO CLOSE. YIELDING APPROXIMATELY 30 ACRES +/- . DON'T MISS OUT ON THIS INCREDIBLE OPPORTUNITY--SCHEDULE AN APPOINTMENT TODAY TO SEE THIS GORGEOUS PROPERTY FOR YOURSELF!

20. 2024-10-12
    status Pending

    Show marketing remark (915 chars)

    EXPERIENCE THE BEAUTY OF COUNTRY LIVING ON THIS STUNNING 30+ ACRE PROPERTY, FEATURING A COUNTRY FOUR-BEDROOM, ONE AND A HALF BATH FARMHOUSE WITH MULTIPLE OUTBUILDINGS AND A ONE-CAR GARAGE. IDEAL FOR FARMING, RAISING HORSES, OR HUNTING, THIS PROPERTY OFFERS LOW TAXES, GREAT SCHOOLS AND EASY ACCESS TO SHOPPING AND ENTERTAINMENT. NESTLED IN A PEACEFUL AND QUIET LOCATION, IT PROVIDES CONVENIENT ACCESS TO ELK MOUNTAIN FOR SKIING, AS WELL AS THE D & H RAILS AND TRAILS FOR HIKING, SNOWMOBILING, SIDE-BY-SIDE ATV EXCURSIONS AND JOYRIDING. THIS PROPERTY'S LOCATION HAS MANY STATE LAKES NEARBY FOR FISHING AND BOATING, THIS PROPERTY IS PERFECT FOR OUTDOOR ENTHUSIASTS. SELLER WILL BE SUBDIVIDING APPROXIMATELY 1.49 ACRES FROM EXISTING PARCEL PRIOR TO CLOSE. YIELDING APPROXIMATELY 30 ACRES +/- . DON'T MISS OUT ON THIS INCREDIBLE OPPORTUNITY--SCHEDULE AN APPOINTMENT TODAY TO SEE THIS GORGEOUS PROPERTY FOR YOURSELF!

21. 2024-08-14
    price $260,000

    Show marketing remark (915 chars)

    EXPERIENCE THE BEAUTY OF COUNTRY LIVING ON THIS STUNNING 30+ ACRE PROPERTY, FEATURING A COUNTRY FOUR-BEDROOM, ONE AND A HALF BATH FARMHOUSE WITH MULTIPLE OUTBUILDINGS AND A ONE-CAR GARAGE. IDEAL FOR FARMING, RAISING HORSES, OR HUNTING, THIS PROPERTY OFFERS LOW TAXES, GREAT SCHOOLS AND EASY ACCESS TO SHOPPING AND ENTERTAINMENT. NESTLED IN A PEACEFUL AND QUIET LOCATION, IT PROVIDES CONVENIENT ACCESS TO ELK MOUNTAIN FOR SKIING, AS WELL AS THE D & H RAILS AND TRAILS FOR HIKING, SNOWMOBILING, SIDE-BY-SIDE ATV EXCURSIONS AND JOYRIDING. THIS PROPERTY'S LOCATION HAS MANY STATE LAKES NEARBY FOR FISHING AND BOATING, THIS PROPERTY IS PERFECT FOR OUTDOOR ENTHUSIASTS. SELLER WILL BE SUBDIVIDING APPROXIMATELY 1.49 ACRES FROM EXISTING PARCEL PRIOR TO CLOSE. YIELDING APPROXIMATELY 30 ACRES +/- . DON'T MISS OUT ON THIS INCREDIBLE OPPORTUNITY--SCHEDULE AN APPOINTMENT TODAY TO SEE THIS GORGEOUS PROPERTY FOR YOURSELF!

22. 2024-06-28
    listed $299,000 Active

    Show marketing remark (915 chars)

    EXPERIENCE THE BEAUTY OF COUNTRY LIVING ON THIS STUNNING 30+ ACRE PROPERTY, FEATURING A COUNTRY FOUR-BEDROOM, ONE AND A HALF BATH FARMHOUSE WITH MULTIPLE OUTBUILDINGS AND A ONE-CAR GARAGE. IDEAL FOR FARMING, RAISING HORSES, OR HUNTING, THIS PROPERTY OFFERS LOW TAXES, GREAT SCHOOLS AND EASY ACCESS TO SHOPPING AND ENTERTAINMENT. NESTLED IN A PEACEFUL AND QUIET LOCATION, IT PROVIDES CONVENIENT ACCESS TO ELK MOUNTAIN FOR SKIING, AS WELL AS THE D & H RAILS AND TRAILS FOR HIKING, SNOWMOBILING, SIDE-BY-SIDE ATV EXCURSIONS AND JOYRIDING. THIS PROPERTY'S LOCATION HAS MANY STATE LAKES NEARBY FOR FISHING AND BOATING, THIS PROPERTY IS PERFECT FOR OUTDOOR ENTHUSIASTS. SELLER WILL BE SUBDIVIDING APPROXIMATELY 1.49 ACRES FROM EXISTING PARCEL PRIOR TO CLOSE. YIELDING APPROXIMATELY 30 ACRES +/- . DON'T MISS OUT ON THIS INCREDIBLE OPPORTUNITY--SCHEDULE AN APPOINTMENT TODAY TO SEE THIS GORGEOUS PROPERTY FOR YOURSELF!

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

Taxation est. · year 1

• Rental income: $26,102
• − Mortgage interest: −$14,508
• − Property taxes: −$3,885
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,088
• − Management: −$2,088
• − Depreciation: −$7,535
• Taxable loss: −$5,297
• Est. tax savings @ 24.0%: +$1,271
• After-tax cash flow: $413/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: Forest City Regional SD
• NCES district ID: 4209930
• Math proficiency: 34% ▼ -17.00%
• Reading proficiency: 51% ▼ -11.00%
• Median HH income: $47,744
• Composite: 36.29/100
• National rank: #4701
• State rank: #308 of 539 in PA

Livability — Herrick

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 2,296

Population outlook (Susquehanna County) Hauer SSP2

• Today (2025): 37,552 people
• By 2030: 35,270 · -6.1%
• By 2040: 30,663 · -18.3%
• By 2050: 26,492 · -29.5%
• By 2075: 19,658 · -47.7%
• By 2100: 15,179 · -59.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Puerto Rican 2% Cuban 2%
• Common ancestry: Romanian 9% Scotch-Irish 5% Slovak 2%
• Foreign-born: 2%
• Languages at home: 97% English-only · Spanish 2% Tagalog/Filipino 1%

Political lean MEDSL · Susquehanna

• 2024 margin: Solid R (+44.7) · D 27.2% · R 71.9%
• 2008→2024 swing: -33.0pp toward R · 2008: -11.7pp · 2024: -44.7pp
• All cycles: 2024: R+44.7 2020: R+41.2 2016: R+42.9 2012: R+21.4 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.10%
• Current HPI: 176.7866
• 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

-13.4% since first listed

9 events — show timeline

• 2026-06-16 Pending — GSBR as distributed by MLS GRID
• 2026-05-15 Listed $259,000 GSBR as distributed by MLS GRID
• 2025-11-05 Pending — GSBR as distributed by MLS GRID
• 2025-10-31 Price Changed $259,000 GSBR as distributed by MLS GRID
• 2025-07-28 Listed $299,000 GSBR as distributed by MLS GRID
• 2025-01-04 Sold (MLS) $235,000 GSBR as distributed by MLS GRID
• 2024-10-12 Pending — GSBR as distributed by MLS GRID
• 2024-08-14 Price Changed $260,000 GSBR as distributed by MLS GRID
• 2024-06-28 Listed $299,000 GSBR as distributed by MLS GRID