15 E High St · Muncy, PA 17756

$274,900

4 bd · 3.0 ba · 2,877 sqft · MultiFamily public records · 8 Days on market

Built 1901 2,614 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 +22.3/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.3/10.0
• Schools +4.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.1/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Well maintained 3 unit apartment house in downtown Muncy with on-site laundry features a 2 bedroom apartment downstairs and 2- 1 bedroom apartments upstairs.

Key facts

• 2,614 sq ft lot
• Built 1901
• Listed 8 days

Tags

• ON-SITE COIN OPERATED LAUNDRY

Property features AI

Finance

• Other: Zoned CBD
• Financial info: Annual tax amount reported

Exterior

• Parking: No on-site parking
• Utilities: Public water; Electric with circuit breakers
• Home design: Residential income property (multi-family / multi-units)
• Construction: Frame construction with asbestos; Block foundation; Built area approximately 2877
• Exterior features: Shingle roof

Interior

• Flooring: Carpet
• Heating & cooling: Natural gas hot water heating; No central cooling
• Interior features: Carpet flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 1×2bd/1.0ba + 2×1bd/1.0ba units multifamily listed at $275k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive. Per door: $151/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).

Location & tenants

• Location reads 71/100 on livability (#674 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Muncy SD (town): math 49% / reading 65% proficiency, ranked #99 of 539 in PA (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Ward L Myers El Sch (math 49% / reading 68%, grade B-, #426 of 1,518 statewide, top 28%, 457 students, 47% FRL); Muncy Jshs (math 50% / reading 62%, grade C, #90 of 437 statewide, top 21%, 484 students, 36% FRL).
• Market conditions: 41 active listings in the ZIP; 73 units permitted in Lycoming County in 2024 (15 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Lycoming County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $238k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $274,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1901 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 1.03% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.08%
• DSCR: 1.31
• GRM: 8.1

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: -5.5%
• Equity multiple: 0.80×
• Total profit: $-15,664
• Equity at exit: $40,988

10-year hold

• IRR: 4.2%
• Equity multiple: 1.30×
• Total profit: $23,451
• Equity at exit: $23,768

Cash invested: $76,972 (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 17756

• Home prices YoY: -3.2%
• Active inventory: 41
• Price-to-rent: 24.4×

Monthly cashflow live

• Estimated rent: $2,818 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$216 /mo · $2,592/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$592
• Net cashflow: $454

Break-even live

Break-even rent $2,243

Max offer price $274,900

Occupancy floor 79%

Sensitivity live

Price	-10% $610	-5% $532	+0% $454	+5% $376	+10% $298
Rent	-10% $231	-5% $343	+0% $454	+5% $565	+10% $677
Rate	-1.0pp $592	-0.5pp $524	base $454	+0.5pp $383	+1.0pp $310

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$939
▸ 2× units	1	1	$1,878
Total (3 units)			$2,818

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $274,900 Active 8 DOM
2. 2026-06-17
   days on market $274,900 Active 7 DOM
3. 2026-06-16
   days on market $274,900 Active 6 DOM
4. 2026-06-15
   days on market $274,900 Active 5 DOM
5. 2026-06-14
   days on market $274,900 Active 3 DOM
6. 2026-06-13
   remarks 213-char remark
7. 2026-06-13
   listed $274,900 Active 2 DOM

ⓘ 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: $2,592 · $216/mo
• Projected year-2 tax: $3,468 · $289/mo
• Expected delta: +$875/yr (+$73/mo · 33.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,816
• − Mortgage interest: −$15,399
• − Property taxes: −$2,592
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,705
• − Management: −$2,705
• − Depreciation: −$7,997
• Taxable income: $1,043
• Est. tax owed @ 24.0%: −$250
• After-tax cash flow: $5,198/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: Muncy SD
• NCES district ID: 4216230
• Math proficiency: 49% ▼ -8.00%
• Reading proficiency: 65% ▼ -8.00%
• Median HH income: $47,309
• Composite: 48.27/100
• National rank: #2157
• State rank: #99 of 539 in PA

Livability — Muncy

• Score: 71/100
• State rank: #674
• US rank: #6583

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Muncy, PA
• Population (ZIP): 12,525

Population outlook (Lycoming County) Hauer SSP2

• Today (2025): 114,164 people
• By 2030: 112,221 · -1.7%
• By 2040: 107,613 · -5.7%
• By 2050: 102,950 · -9.8%
• By 2075: 92,987 · -18.5%
• By 2100: 80,924 · -29.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Two or more races 3% Black 2%
• Common ancestry: Lithuanian 2% Romanian 2% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Lycoming

• 2024 margin: Solid R (+41.5) · D 28.8% · R 70.3%
• 2008→2024 swing: -17.3pp toward R · 2008: -24.2pp · 2024: -41.5pp
• All cycles: 2024: R+41.5 2020: R+41.3 2016: R+44.8 2012: R+33.3 2008: R+24.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.73%
• Current HPI: 233.9965
• 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

+10.0% since first listed

7 events — show timeline

• 2026-06-09 Listed $274,900 WBVAR
• 2024-10-15 Sold (Public Records) $237,500 Public Records
• 2024-09-12 Rental Removed $900 WBVAR
• 2024-08-14 Sold (MLS) — WBVAR
• 2024-07-31 Listed for Rent $900 WBVAR
• 2024-06-30 Contingent — WBVAR
• 2024-06-12 Listed $250,000 WBVAR

Property tax history

+1.9%/yr

Latest (2026): $2,592 · +1.7% YoY. Source: county tax records.