362 Main St · Genesee, PA 16923

$81,500

2 bd · 1.0 ba · 1,389 sqft · SingleFamily · 97 Days on market

Built 1870 Fair condition 0.51 ac lot $59/sqft · 33% below area Est $122k · 33% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Appreciation +5.0/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Discover the charm of small-town living in the heart of Genesee, PA! This inviting 2-bed, 1-bath home puts you steps away from downtown conveniences and local activities--perfect for enjoying community life without needing to drive everywhere. Step outside to a generous yard that's ideal for unwinding, gardening, or hosting gatherings with friends and family. A detached single-car garage provides convenient parking and extra storage, while the expansive outdoor space offers endless possibilities for relaxation or entertaining. This versatile property shines as a cozy primary residence or a smart investment opportunity, especially for those seeking a manageable, low-maintenance lifestyle. Come see the potential for yourself! (Sq ft estimated. )

Key facts

• 0.51 acre lot
• Built 1870
• Listed 97 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $82k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $74k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Northern Potter SD (rural): math 29% / reading 45% proficiency, ranked #404 of 539 in PA (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 24 units permitted in Potter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($563 loan paydown + $2k appreciation (3.0% local appreciation)).
• Potter County population projected at -27% 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 $23k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 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: flood insurance adds $56/mo; built in 1870 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,165 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% 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 1870 — 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. 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.
8. 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.
9. 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: 1.37% ✓
• Cap rate: 10.97%
• Cash-on-cash: 16.69%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

• ARV (median comp): $122,349
• List price: $81,500
• Delta: -33.39%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
246 Academy St	0.36mi	3/1.5 (+1)	1,352 (-3%)	11mo	$129,000	$95	62
126 Commercial St	0.30mi	3/2.0 (+1)	1,556 (+12%)	7mo	$198,000	$127	51
146 Academy St	0.56mi	3/1.0 (+1)	1,240 (-11%)	6mo	$120,000	$97	46

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

Projected returns pro-forma

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

5-year hold

• IRR: 20.4%
• Equity multiple: 2.16×
• Total profit: $26,548
• Equity at exit: $36,646

10-year hold

• IRR: 21.6%
• Equity multiple: 4.12×
• Total profit: $71,215
• Equity at exit: $56,476

Cash invested: $22,820 (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 16923

• Active inventory: 8
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,115 medium
• Mortgage (P&I): −$427
• Tax est. 1.5%: −$102 /mo · $1,222/yr
• Insurance: −$34
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $262

Break-even live

Break-even rent $783

Max offer price $81,500

Occupancy floor 72%

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: $20,375
• Closing costs: $2,445
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $81,500 Active 97 DOM
2. 2026-06-17
   days on market $81,500 Active 96 DOM
3. 2026-06-16
   days on market $81,500 Active 95 DOM
4. 2026-06-15
   days on market $81,500 Active 94 DOM
5. 2026-06-13
   days on market $81,500 Active 92 DOM
6. 2026-06-12
   days on market $81,500 Active 91 DOM
7. 2026-06-09
   days on market $81,500 Active 88 DOM
8. 2026-06-08
   days on market $81,500 Active 87 DOM
9. 2026-06-08
   days on market $81,500 Active 86 DOM
10. 2026-06-05
    days on market $81,500 Active 84 DOM
11. 2026-06-04
    days on market $81,500 Active 82 DOM
12. 2026-06-02
    days on market $81,500 Active 81 DOM
13. 2026-06-01
    days on market $81,500 Active 80 DOM
14. 2026-05-31
    days on market $81,500 Active 79 DOM
15. 2026-03-13
    listed $81,500 Active 753-char remark

    Show marketing remark (768 chars)

    Discover the charm of small-town living in the heart of Genesee, PA! This inviting 2-bed, 1-bath home puts you steps away from downtown conveniences and local activities--perfect for enjoying community life without needing to drive everywhere. Step outside to a generous yard that's ideal for unwinding, gardening, or hosting gatherings with friends and family. A detached single-car garage provides convenient parking and extra storage, while the expansive outdoor space offers endless possibilities for relaxation or entertaining. This versatile property shines as a cozy primary residence or a smart investment opportunity, especially for those seeking a manageable, low-maintenance lifestyle. Come see the potential for yourself! (Sq ft and room sizes estimated. )

16. 2026-03-13
    listed $81,500 Active 768-char remark

    Show marketing remark (768 chars)

    Discover the charm of small-town living in the heart of Genesee, PA! This inviting 2-bed, 1-bath home puts you steps away from downtown conveniences and local activities--perfect for enjoying community life without needing to drive everywhere. Step outside to a generous yard that's ideal for unwinding, gardening, or hosting gatherings with friends and family. A detached single-car garage provides convenient parking and extra storage, while the expansive outdoor space offers endless possibilities for relaxation or entertaining. This versatile property shines as a cozy primary residence or a smart investment opportunity, especially for those seeking a manageable, low-maintenance lifestyle. Come see the potential for yourself! (Sq ft and room sizes estimated. )

17. 2026-03-07
    historical $81,500 753-char remark

    Show marketing remark (753 chars)

    Discover the charm of small-town living in the heart of Genesee, PA! This inviting 2-bed, 1-bath home puts you steps away from downtown conveniences and local activities--perfect for enjoying community life without needing to drive everywhere. Step outside to a generous yard that's ideal for unwinding, gardening, or hosting gatherings with friends and family. A detached single-car garage provides convenient parking and extra storage, while the expansive outdoor space offers endless possibilities for relaxation or entertaining. This versatile property shines as a cozy primary residence or a smart investment opportunity, especially for those seeking a manageable, low-maintenance lifestyle. Come see the potential for yourself! (Sq ft estimated. )

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 17 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: $13,377
• − Mortgage interest: −$4,565
• − Property taxes: −$1,222
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,070
• − Management: −$1,070
• − Depreciation: −$2,371
• Taxable income: $2,004
• Est. tax owed @ 24.0%: −$481
• After-tax cash flow: $2,662/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 · 14 photos

Fair 45/100 Moderate rehab

This home requires significant repairs and maintenance, including a new roof, painting, and flooring. Upgrading these areas will significantly increase its resale value.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Major exterior siding — The exterior siding is peeling and in need of repainting or replacement.
• Major flooring — The flooring in the kitchen and bathrooms appears to be carpeted and in need of replacement.
• Major interior walls/paint — The interior walls and paint appear to be in poor condition, with peeling paint and visible wear.
• Major electrical panel — The electrical panel appears to be in poor condition, with visible wear and potential issues.
• Major plumbing — The plumbing appears to be in poor condition, with visible wear and potential issues.

Value-add opportunities

• Resale New roof — A new roof will significantly improve the home's curb appeal and overall condition, making it more attractive to potential buyers.
• Resale Paint and exterior siding — Painting the exterior siding and repainting the interior walls will improve the home's appearance and make it more attractive to potential buyers.
• Resale New flooring — Replacing the carpeted flooring with hardwood or tile will improve the home's appearance and make it more attractive to potential buyers.
• Resale Electrical panel and plumbing — Upgrading the electrical panel and plumbing will improve the home's functionality and make it more attractive to potential buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
exterior siding · The exterior siding is peeling and in need of repainting or replacement.	Major	$15,000–50,000
flooring · The flooring in the kitchen and bathrooms appears to be carpeted and in need of replacement.	Major	$15,000–50,000
interior walls/paint · The interior walls and paint appear to be in poor condition, with peeling paint and visible wear.	Major	$15,000–50,000
electrical panel · The electrical panel appears to be in poor condition, with visible wear and potential issues.	Major	$15,000–50,000
plumbing · The plumbing appears to be in poor condition, with visible wear and potential issues.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale New roof — A new roof will significantly improve the home's curb appeal and overall condition, making it more attractive to potential buyers. ↑
• Resale Paint and exterior siding — Painting the exterior siding and repainting the interior walls will improve the home's appearance and make it more attractive to potential buyers. ↑
• Resale New flooring — Replacing the carpeted flooring with hardwood or tile will improve the home's appearance and make it more attractive to potential buyers. ↑
• Resale Electrical panel and plumbing — Upgrading the electrical panel and plumbing will improve the home's functionality and make it more attractive to potential buyers. ↑

ⓘ 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: Northern Potter SD
• NCES district ID: 4217700
• Math proficiency: 29% ▼ -8.00%
• Reading proficiency: 45% ▼ -12.00%
• Median HH income: $38,863
• Composite: 30.88/100
• National rank: #6120
• State rank: #404 of 539 in PA

Livability — Genesee

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

Census & demographics

• Census place: Genesee, PA
• Population (ZIP): 1,436

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 (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2%
• Common ancestry: Italian 3% Romanian 2% Iranian 2%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · German/W. Germanic 4%

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: —
• Current HPI: —
• 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

3 events — show timeline

• 2026-03-13 Listed $81,500 WBVAR
• 2026-03-13 Listed $81,500 NMPA
• 2026-03-07 Coming Soon $81,500 WBVAR