204 South St · Athens, PA 18810

$158,000

4 bd · 2.0 ba · 3,098 sqft · SingleFamily · 61 Days on market

Built 1900 6,970 sqft lot $51/sqft · 35% below area Est $242k · 35% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.9/30.0
• DSCR +4.6/10.0
• Schools +4.1/10.0
• 1% rule +3.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.3/10.0

Listing remarks MLS

This charming 3–4-bedroom home has 2 full bathrooms. Property is located close to downtown Athens for your shopping needs. It has spacious living with a modern kitchen equipped with stainless steel appliances. A nice size fenced back yard gives you privacy and helps with pets. The first-floor bathroom doubles as a laundry for your less steps for laundry. Whether you are just starting out or up upgrading to a larger home, this home is move in ready to fit your lifestyle.

Key facts

• Fenced back yard
• First-floor bathroom
• Modern kitchen

Tags

• FENCED BACK YARD
• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• FIRST-FLOOR BATHROOM
• LAUNDRY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $46 ($549/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (11.5% below list).
• Recommended offer: $140k (11.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#1,024 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B; Watch: schools C-, employment D+, amenities F.
• Athens Area SD (town): math 38% / reading 58% proficiency, ranked #227 of 539 in PA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 66 units permitted in Bradford 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 $5k of value loss. Plan a longer hold.
• Bradford County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,788 (11.5% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.06
• GRM: 9.4

CMA / ARV

• ARV (median comp): $242,061
• List price: $158,000
• Delta: -34.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
632 South Main St	0.24mi	4/2.5	3,112 (+0%)	21mo	$415,000	$133	69
626 South Main St	0.20mi	4/1.5	2,773 (-10%)	6mo	$238,500	$86	66
756 S Main St	0.65mi	5/2.5 (+1)	3,408 (+10%)	11mo	$475,000	$139	37

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-22,689
• Equity at exit: $23,558

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-16,004
• Equity at exit: $13,661

Cash invested: $44,240 (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 18810

• Home prices YoY: -3.2%
• Active inventory: 14
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,398 medium
• Mortgage (P&I): −$829
• Tax from tax record: −$164 /mo · $1,970/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $46

Break-even live

Break-even rent $1,340

Max offer price $158,000

Occupancy floor 92%

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: $39,500
• Closing costs: $4,740
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-01
   days on market $158,000 Active 61 DOM
2. 2026-05-31
   days on market $158,000 Active 60 DOM
3. 2026-05-31
   days on market $158,000 Active 59 DOM
4. 2026-04-21
   price $158,000 480-char remark

   Show marketing remark (480 chars)

   This charming 3–4-bedroom home has 2 full bathrooms. Property is located close to downtown Athens for your shopping needs. It has spacious living with a modern kitchen equipped with stainless steel appliances. A nice size fenced back yard gives you privacy and helps with pets. The first-floor bathroom doubles as a laundry for your less steps for laundry. Whether you are just starting out or up upgrading to a larger home, this home is move in ready to fit your lifestyle.

5. 2026-04-01
   listed $160,000 Active 480-char remark

   Show marketing remark (480 chars)

   This charming 3–4-bedroom home has 2 full bathrooms. Property is located close to downtown Athens for your shopping needs. It has spacious living with a modern kitchen equipped with stainless steel appliances. A nice size fenced back yard gives you privacy and helps with pets. The first-floor bathroom doubles as a laundry for your less steps for laundry. Whether you are just starting out or up upgrading to a larger home, this home is move in ready to fit your lifestyle.

6. 2024-11-21
   soldstatus $152,500
7. 2024-10-10
   status Pending 306-char remark

   Show marketing remark (306 chars)

   This charming 3–4-bedroom home offers 2 full baths and is situated within walking distance to schools and parks. The home offers a spacious living area with plenty of natural light, formal dining room, a modern kitchen with stainless steel appliances along with a fenced back yard and paved driveway.

8. 2024-07-18
   price $152,500 306-char remark

   Show marketing remark (306 chars)

   This charming 3–4-bedroom home offers 2 full baths and is situated within walking distance to schools and parks. The home offers a spacious living area with plenty of natural light, formal dining room, a modern kitchen with stainless steel appliances along with a fenced back yard and paved driveway.

9. 2024-06-21
   price $159,000 306-char remark

   Show marketing remark (306 chars)

   This charming 3–4-bedroom home offers 2 full baths and is situated within walking distance to schools and parks. The home offers a spacious living area with plenty of natural light, formal dining room, a modern kitchen with stainless steel appliances along with a fenced back yard and paved driveway.

10. 2024-04-22
    listed $169,000 Active 306-char remark

    Show marketing remark (306 chars)

    This charming 3–4-bedroom home offers 2 full baths and is situated within walking distance to schools and parks. The home offers a spacious living area with plenty of natural light, formal dining room, a modern kitchen with stainless steel appliances along with a fenced back yard and paved driveway.

11. 2019-11-19
    soldstatus $152,500 Closed 306-char remark

    Show marketing remark (306 chars)

    This charming 3–4-bedroom home offers 2 full baths and is situated within walking distance to schools and parks. The home offers a spacious living area with plenty of natural light, formal dining room, a modern kitchen with stainless steel appliances along with a fenced back yard and paved driveway.

12. 2012-11-29
    soldstatus $97,520
13. 2012-11-21
    soldstatus $97,520
14. 2012-09-27
    listed $100,000

ⓘ 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: $1,970 · $164/mo
• Projected year-2 tax: $2,233 · $186/mo
• Expected delta: +$263/yr (+$22/mo · 13.4%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 27% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $16,775
• − Mortgage interest: −$8,850
• − Property taxes: −$1,970
• − Insurance: −$790
• − Repairs & maintenance: −$1,342
• − Management: −$1,342
• − Depreciation: −$4,596
• Taxable loss: −$2,116
• Est. tax savings @ 24.0%: +$508
• After-tax cash flow: $1,057/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: Athens Area SD
• NCES district ID: 4202670
• Math proficiency: 38% ▼ -3.00%
• Reading proficiency: 58% ▼ -2.00%
• Median HH income: $45,684
• Composite: 40.64/100
• National rank: #3683
• State rank: #227 of 539 in PA

Livability — Athens

• Score: 66/100
• State rank: #1024
• US rank: #11787

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Athens, PA
• County: Bradford County · 5,774 people
• City population: 5,774
• Metro: Sayre, PA
• Population (ZIP): 5,774
• Household income: $58,750
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 81.0

Population outlook (Bradford County) Hauer SSP2

• Today (2025): 57,236 people
• By 2030: 54,660 · -4.5%
• By 2040: 49,502 · -13.5%
• By 2050: 44,277 · -22.6%
• By 2075: 33,420 · -41.6%
• By 2100: 22,919 · -60.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 2% Asian 2%
• Common ancestry: Slovak 6% Romanian 3% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Bradford

• 2024 margin: Solid R (+47.9) · D 25.6% · R 73.5%
• 2008→2024 swing: -29.5pp toward R · 2008: -18.4pp · 2024: -47.9pp
• All cycles: 2024: R+47.9 2020: R+44.9 2016: R+46.0 2012: R+24.6 2008: R+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -5.33%
• Current HPI: 159.9371
• Rent YoY: —
• Metro: Sayre, PA
• 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

+58.0% since first listed

11 events — show timeline

• 2026-04-21 Price Changed $158,000 NMPA
• 2026-04-01 Listed $160,000 NMPA
• 2024-11-21 Sold (Public Records) $152,500 Public Records
• 2024-10-10 Pending — NMPA
• 2024-07-18 Price Changed $152,500 NMPA
• 2024-06-21 Price Changed $159,000 NMPA
• 2024-04-22 Listed $169,000 NMPA
• 2019-11-19 Sold (MLS) $152,500 NMPA
• 2012-11-29 Sold (Public Records) $97,520 Public Records
• 2012-11-21 Sold (MLS) $97,520 NMPA
• 2012-09-27 Listed $100,000 NMPA

Property tax history

+1.8%/yr

Latest (2026): $1,970 · +9.6% YoY. Source: county tax records.