115 S Front St · Milton, PA 17847

$230,000

3 bd · 2.5 ba · 2,862 sqft · MultiFamily · 281 Days on market

Built 1900 Fair condition 2,613 sqft lot $80/sqft · 29% above area Est $178k · 29% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Small commercial rental with two apartments. Commercial area is one room and half-bath. A one-bedroom apartment is on the first floor behind the commercial unit and a larger two-bedroom apartment is on the second floor. Parking for two vehicles behind the building - currently assigned as one space per residential unit. Sq Ftg obtained through Northumberland County tax assessment.

Key facts

• 2,613 sq ft lot
• Garage
• Built 1900

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath multifamily listed at $230k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $986 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 3.6% in Milton — 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 67/100 on livability (#951 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, employment D, health & safety D.
• Milton Area SD (town): math 37% / reading 55% proficiency, ranked #264 of 539 in PA (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 31 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 81 units permitted in Northumberland County in 2024 (0 in 5+ unit buildings).
• At $3,260/mo this rent would consume 67% of the median local household income ($59k/yr) (locally 112% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Northumberland County population projected at -11% 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 $64k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 281 days — a 12% lower offer ($202k) 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: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $202,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 281 days. Have you received any prior offers? Is the seller open to a 12% 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.42% ✓
• Cap rate: 11.44%
• Cash-on-cash: 18.37%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

• ARV (median comp): $178,344
• List price: $230,000
• Delta: 28.96%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 10.1%
• Equity multiple: 1.40×
• Total profit: $25,573
• Equity at exit: $34,294

10-year hold

• IRR: 19.2%
• Equity multiple: 2.60×
• Total profit: $103,326
• Equity at exit: $19,886

Cash invested: $64,400 (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 17847

• Home prices YoY: -20.9%
• Active inventory: 31
• Price-to-rent: 18.8×

Monthly cashflow live

• Estimated rent: $3,260 medium
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$288 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$685
• Net cashflow: $986

Break-even live

Break-even rent $2,012

Max offer price $230,000

Occupancy floor 65%

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

Units	Beds	Baths	Est. rent
1× unit	1	0.5	$1,020
▸ 2× units	2	1	$2,240
Total (3 units)			$3,260

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Wilson Cir Milton, PA	3.0	1.0	2531	$1,600	$0.63	43d	1	0.82mi

Listing history 18 events

1. 2026-06-19
   days on market $230,000 Active 281 DOM
2. 2026-06-18
   days on market $230,000 Active 280 DOM
3. 2026-06-17
   days on market $230,000 Active 279 DOM
4. 2026-06-16
   days on market $230,000 Active 278 DOM
5. 2026-06-15
   days on market $230,000 Active 277 DOM
6. 2026-06-14
   days on market $230,000 Active 275 DOM
7. 2026-06-12
   days on market $230,000 Active 274 DOM
8. 2026-06-09
   days on market $230,000 Active 271 DOM
9. 2026-06-08
   days on market $230,000 Active 270 DOM
10. 2026-06-07
    days on market $230,000 Active 269 DOM
11. 2026-06-05
    days on market $230,000 Active 266 DOM
12. 2026-06-03
    days on market $230,000 Active 265 DOM
13. 2026-06-02
    days on market $230,000 Active 264 DOM
14. 2026-06-01
    days on market $230,000 Active 263 DOM
15. 2026-05-31
    days on market $230,000 Active 262 DOM
16. 2026-05-30
    days on market $230,000 Active 261 DOM
17. 2026-03-09
    status Active 382-char remark

    Show marketing remark (382 chars)

    Small commercial rental with two apartments. Commercial area is one room and half-bath. A one-bedroom apartment is on the first floor behind the commercial unit and a larger two-bedroom apartment is on the second floor. Parking for two vehicles behind the building - currently assigned as one space per residential unit. Sq Ftg obtained through Northumberland County tax assessment.

18. 2025-09-03
    listed $230,000 Active 382-char remark

    Show marketing remark (382 chars)

    Small commercial rental with two apartments. Commercial area is one room and half-bath. A one-bedroom apartment is on the first floor behind the commercial unit and a larger two-bedroom apartment is on the second floor. Parking for two vehicles behind the building - currently assigned as one space per residential unit. Sq Ftg obtained through Northumberland County tax assessment.

ⓘ 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: $39,120
• − Mortgage interest: −$12,884
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$3,130
• − Management: −$3,130
• − Depreciation: −$6,691
• Taxable income: $8,686
• Est. tax owed @ 24.0%: −$2,085
• After-tax cash flow: $9,746/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 · 4 photos

Fair 45/100 Moderate rehab

A moderate rehab project is needed to address exterior and interior wear, with updates to the HVAC and bathrooms providing significant value increases.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major roof — No visible damage, but age is unknown
• Major bathrooms — No visible damage, but age is unknown

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace HVAC — Improves comfort and energy efficiency
• Both Update bathrooms — Modernizes and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
roof · No visible damage, but age is unknown	Major	$15,000–50,000
bathrooms · No visible damage, but age is unknown	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace HVAC — Improves comfort and energy efficiency ↑
• Both Update bathrooms — Modernizes and increases value ↑

ⓘ 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: Milton Area SD
• NCES district ID: 4215480
• Math proficiency: 37% ▼ -12.00%
• Reading proficiency: 55% ▼ -7.00%
• Median HH income: $44,428
• Composite: 38.87/100
• National rank: #4101
• State rank: #264 of 539 in PA

Livability — Milton

• Score: 67/100
• State rank: #951
• US rank: #10433

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Milton, PA
• County: Northumberland County · 11,260 people
• City population: 11,260
• Metro: Sunbury, PA
• Population (ZIP): 11,260
• Household income: $58,775
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 112.0

Population outlook (Northumberland County) Hauer SSP2

• Today (2025): 90,896 people
• By 2030: 89,084 · -2.0%
• By 2040: 84,822 · -6.7%
• By 2050: 80,521 · -11.4%
• By 2075: 72,152 · -20.6%
• By 2100: 62,257 · -31.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 6% Two or more races 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Dominican 2%
• Common ancestry: Slovak 7% Iranian 3% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1% Other Asian/Pacific 1%

Political lean MEDSL · Northumberland

• 2024 margin: Solid R (+39.9) · D 29.6% · R 69.5%
• 2008→2024 swing: -26.1pp toward R · 2008: -13.8pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+38.5 2016: R+43.6 2012: R+19.4 2008: R+13.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.06%
• Current HPI: 197.0117
• Rent YoY: —
• Metro: Sunbury, 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

2 events — show timeline

• 2026-03-09 Relisted — CSVBR
• 2025-09-03 Listed $230,000 CSVBR