23 Stevens Point Rd · Harmony, PA 18847

$120,000

4 bd · 2.0 ba · 1,800 sqft · Manufactured · 77 Days on market

Built 1970 1.25 ac lot ↓ 8% since listing

---

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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• 1% rule +6.7/10.0
• Livability +4.2/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious ranch-style home offering 4 bedrooms and 2 full bathrooms on a private 1.25-acre lot in scenic Susquehanna County. This 1,800 sq ft property features convenient one-level living with an eat-in kitchen, hardwood and ceramic tile flooring, and a functional layout ready for your finishing touches. The home is serviced by oil heat (furnace), electric water heater, private well and septic, and does not have central air. A detached garage provides additional storage or workspace. Enjoy peaceful country living with a river/creek running through the backyard, creating a unique waterfront setting with natural views. The large lot offers plenty of room for outdoor activities, gardening, or expansion.

Key facts

• Natural views
• One-level living
• Eat-in kitchen

Tags

• PRIVATE 1.25-ACRE LOT
• ONE-LEVEL LIVING
• EAT-IN KITCHEN
• DETACHED GARAGE
• WATERFRONT SETTING
• NATURAL VIEWS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $15 ($177/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 2.8% in Harmony — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 83/100 on livability (#110 in PA, #859 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: commute F.
• Susquehanna Community SD (rural): math 30% / reading 50% proficiency, ranked #364 of 539 in PA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 45 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 $7k of equity ($830 loan paydown + $6k appreciation (5.0% 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 (5.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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: flood insurance adds $314/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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?
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: 1.17% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.73%
• DSCR: 1.52
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.4%
• Equity multiple: 1.86×
• Total profit: $28,827
• Equity at exit: $68,051

10-year hold

• IRR: 14.3%
• Equity multiple: 3.58×
• Total profit: $86,684
• Equity at exit: $117,488

Cash invested: $33,600 (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 18847

• Home prices YoY: 4.2%
• Active inventory: 45
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,401 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$99 /mo · $1,192/yr
• Insurance: −$50
• Flood insurance flood zone: −$314 /mo · $3,765/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $15

Break-even live

Break-even rent $1,383

Max offer price $120,000

Occupancy floor 94%

Sensitivity live

Price	-10% $83	-5% $49	+0% $15	+5% $-19	+10% $-53
Rent	-10% $-96	-5% $-41	+0% $15	+5% $70	+10% $125
Rate	-1.0pp $75	-0.5pp $45	base $15	+0.5pp $-16	+1.0pp $-48

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $120,000 Active 77 DOM
2. 2026-06-18
   days on market $120,000 Active 75 DOM
3. 2026-06-17
   days on market $120,000 Active 74 DOM
4. 2026-06-16
   days on market $120,000 Active 73 DOM
5. 2026-06-15
   days on market $120,000 Active 72 DOM
6. 2026-06-13
   days on market $120,000 Active 70 DOM
7. 2026-06-12
   days on market $120,000 Active 69 DOM
8. 2026-06-09
   days on market $120,000 Active 66 DOM
9. 2026-06-08
   days on market $120,000 Active 65 DOM
10. 2026-06-08
    days on market $120,000 Active 64 DOM
11. 2026-06-07
    days on market $120,000 Active 63 DOM
12. 2026-06-04
    days on market $120,000 Active 60 DOM
13. 2026-06-02
    days on market $120,000 Active 59 DOM
14. 2026-06-01
    days on market $120,000 Active 58 DOM
15. 2026-05-31
    days on market $120,000 Active 57 DOM
16. 2026-04-04
    listed $120,000 Active 708-char remark

    Show marketing remark (708 chars)

    Spacious ranch-style home offering 4 bedrooms and 2 full bathrooms on a private 1.25-acre lot in scenic Susquehanna County. This 1,800 sq ft property features convenient one-level living with an eat-in kitchen, hardwood and ceramic tile flooring, and a functional layout ready for your finishing touches. The home is serviced by oil heat (furnace), electric water heater, private well and septic, and does not have central air. A detached garage provides additional storage or workspace. Enjoy peaceful country living with a river/creek running through the backyard, creating a unique waterfront setting with natural views. The large lot offers plenty of room for outdoor activities, gardening, or expansion.

17. 2022-09-21
    soldstatus $105,000 Closed 691-char remark

    Show marketing remark (691 chars)

    One story living!! Very spacious ranch home on over 1.25 acres! The home features a large eat in kitchen, formal dining room, living room, office/craft room, 2 full baths w/ one being the master suite, sunroom, hardwood floors, & more! Beautiful yard space, above ground pool, and large 2 bay garage. Enjoy admiring the creek w/ a stroll down to the Starrucca creek on a well groomed walking path. Call today!, Baths: 1 Bath Lev 1,Full Bath - Master, Beds: 2+ Bed 1st, Mstr 1st, SqFt Fin - Main: 1800.00, SqFt Fin - 3rd: 0.00, Tax Information: Available, Formal Dining Room: Y, Modern Kitchen: Y, SqFt Fin - 2nd: 0.00, Additional Info: All information is approximate and not guaranteed.

18. 2022-09-19
    soldstatus $105,000
19. 2022-08-22
    status Pending 691-char remark

    Show marketing remark (691 chars)

    One story living!! Very spacious ranch home on over 1.25 acres! The home features a large eat in kitchen, formal dining room, living room, office/craft room, 2 full baths w/ one being the master suite, sunroom, hardwood floors, & more! Beautiful yard space, above ground pool, and large 2 bay garage. Enjoy admiring the creek w/ a stroll down to the Starrucca creek on a well groomed walking path. Call today!, Baths: 1 Bath Lev 1,Full Bath - Master, Beds: 2+ Bed 1st, Mstr 1st, SqFt Fin - Main: 1800.00, SqFt Fin - 3rd: 0.00, Tax Information: Available, Formal Dining Room: Y, Modern Kitchen: Y, SqFt Fin - 2nd: 0.00, Additional Info: All information is approximate and not guaranteed.

20. 2022-06-12
    listed $130,000 Active 691-char remark

    Show marketing remark (691 chars)

    One story living!! Very spacious ranch home on over 1.25 acres! The home features a large eat in kitchen, formal dining room, living room, office/craft room, 2 full baths w/ one being the master suite, sunroom, hardwood floors, & more! Beautiful yard space, above ground pool, and large 2 bay garage. Enjoy admiring the creek w/ a stroll down to the Starrucca creek on a well groomed walking path. Call today!, Baths: 1 Bath Lev 1,Full Bath - Master, Beds: 2+ Bed 1st, Mstr 1st, SqFt Fin - Main: 1800.00, SqFt Fin - 3rd: 0.00, Tax Information: Available, Formal Dining Room: Y, Modern Kitchen: Y, SqFt Fin - 2nd: 0.00, Additional Info: All information is approximate and not guaranteed.

ⓘ 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: $1,192 · $99/mo
• Projected year-2 tax: $1,544 · $129/mo
• Expected delta: +$352/yr (+$29/mo · 29.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,817
• − Mortgage interest: −$6,722
• − Property taxes: −$1,192
• − Insurance: −$4,365
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − Depreciation: −$3,491
• Taxable loss: −$1,643
• Est. tax savings @ 24.0%: +$394
• After-tax cash flow: $572/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: Susquehanna Community SD
• NCES district ID: 4222980
• Math proficiency: 30% ▼ -17.00%
• Reading proficiency: 50% ▼ -10.00%
• Median HH income: $39,980
• Composite: 33.46/100
• National rank: #5458
• State rank: #364 of 539 in PA

Livability — Harmony

• Score: 83/100
• State rank: #110
• US rank: #859

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,082

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 (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 5% Lithuanian 2% Iranian 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · German/W. Germanic 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: ▲ 5.01%
• Current HPI: 124.2656
• 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

-7.7% since first listed

5 events — show timeline

• 2026-04-04 Listed $120,000 BRIGHT MLS
• 2022-09-21 Sold (MLS) $105,000 GSBR as distributed by MLS GRID
• 2022-09-19 Sold (Public Records) $105,000 Public Records
• 2022-08-22 Pending — GSBR as distributed by MLS GRID
• 2022-06-12 Listed $130,000 GSBR as distributed by MLS GRID

Property tax history

+2.3%/yr

Latest (2026): $1,192 · +2.5% YoY. Source: county tax records.