1340 State Route 14 Hwy · Garden View, PA 17771

$169,900

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 3 Days on market

Built 1953 2.20 ac lot

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Why this score? — see what drove the D- 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 +8.4/30.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.3/10.0

Listing remarks MLS

Unique Investment Opportunity with Homestead Potential! Have you been dreaming of starting your own homestead in a peaceful rural setting--without giving up financial flexibility? This rare property offers the perfect combination of income and opportunity. Formerly a motel, the building has been thoughtfully converted into four efficiency apartments, providing immediate rental income potential. Let your tenants help pay the mortgage while you plan your future. The property sits on a beautiful, flat lot with plenty of open space--ideal for gardening or creating your dream homestead. Even better, there is an additional building site already in place, complete with a separate septic system. While the current owner has not utilized it, it has been indicated as buildable.

Key facts

• Open space
• Homestead potential
• Flat lot

Tags

• INVESTMENT OPPORTUNITY
• HOMESTEAD POTENTIAL
• RENTAL INCOME POTENTIAL
• FLAT LOT
• OPEN SPACE
• ADDITIONAL BUILDING SITE

Property features AI

Exterior

• Parking: Parking lot providing 10 spaces
• Utilities: Water: well; Sewer: on-site septic
• Home design: Multi-unit property with 4 total units; Fee simple ownership
• Construction: T-1-11 and wood siding exterior; Metal roof
• Exterior features: Parking lot with 10 spaces; Above-grade structures

Interior

• Bedrooms: Four one-bedroom units (multi-unit property)
• Flooring: Laminated flooring; Vinyl flooring
• Heating & cooling: Window air conditioning units (electric); Heating: electric and oil; Hot water: electric
• Interior features: Laminated and vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $-154 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (37.4% below list).
• Recommended offer: $106k (37.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#639 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: employment C-, schools F, amenities F.
• Williamsport Area SD (urban): math 38% / reading 45% proficiency, ranked #349 of 539 in PA (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 22 active listings in the ZIP; 73 units permitted in Lycoming County in 2024 (15 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $6k appreciation (3.7% local appreciation)).
• Lycoming County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,375 (37.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.63% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.87%
• DSCR: 0.83
• GRM: 13.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.36×
• Total profit: $17,227
• Equity at exit: $83,452

10-year hold

• IRR: 8.6%
• Equity multiple: 2.41×
• Total profit: $66,968
• Equity at exit: $134,390

Cash invested: $47,572 (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 17771

• Home prices YoY: 1.6%
• Active inventory: 22
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $1,064 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$32 /mo · $386/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $-154

Break-even live

Break-even rent $1,258

Max offer price $142,774

Occupancy floor —

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-04
   status Pending 777-char remark
2. 2026-05-02
   historical Active Under Contract 780-char remark

   Show marketing remark (780 chars)

   Unique Investment Opportunity with Homestead Potential! Have you been dreaming of starting your own homestead in a peaceful rural setting--without giving up financial flexibility? This rare property offers the perfect combination of income and opportunity. Formerly a motel, the building has been thoughtfully converted into four efficiency apartments, providing immediate rental income potential. Let your tenants help pay the mortgage while you plan your future. The property sits on a beautiful, flat lot with plenty of open space--ideal for gardening or creating your dream homestead. Even better, there is an additional building site already in place, complete with a separate septic system. While the current owner has not utilized it, it has been indicated as buildable.

3. 2026-05-01
   listed $169,900 Active 777-char remark
4. 2026-04-21
   listed $169,900 Active 780-char remark

   Show marketing remark (780 chars)

   Unique Investment Opportunity with Homestead Potential! Have you been dreaming of starting your own homestead in a peaceful rural setting--without giving up financial flexibility? This rare property offers the perfect combination of income and opportunity. Formerly a motel, the building has been thoughtfully converted into four efficiency apartments, providing immediate rental income potential. Let your tenants help pay the mortgage while you plan your future. The property sits on a beautiful, flat lot with plenty of open space--ideal for gardening or creating your dream homestead. Even better, there is an additional building site already in place, complete with a separate septic system. While the current owner has not utilized it, it has been indicated as buildable.

ⓘ 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: $386 · $32/mo
• Projected year-2 tax: $1,535 · $128/mo
• Expected delta: +$1,149/yr (+$96/mo · 297.9%)

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

Taxation est. · year 1

• Rental income: $12,765
• − Mortgage interest: −$9,517
• − Property taxes: −$386
• − Insurance: −$850
• − Repairs & maintenance: −$1,021
• − Management: −$1,021
• − Depreciation: −$4,943
• Taxable loss: −$4,972
• Est. tax savings @ 24.0%: +$1,193
• After-tax cash flow: $-649/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: Williamsport Area SD
• NCES district ID: 4226460
• Math proficiency: 38% ▼ -9.00%
• Reading proficiency: 45% ▼ -12.00%
• Median HH income: $38,637
• Composite: 34.63/100
• National rank: #5150
• State rank: #349 of 539 in PA

Livability — Garden View

• Score: 72/100
• State rank: #639
• US rank: #6222

Category grades

Amenities F 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): 2,955

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 (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 1%
• Foreign-born: 0%

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: ▲ 3.73%
• Current HPI: 241.0419
• 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

4 events — show timeline

• 2026-05-04 Pending — BRIGHT MLS
• 2026-05-02 Contingent — WBVAR
• 2026-05-01 Listed $169,900 BRIGHT MLS
• 2026-04-21 Listed $169,900 WBVAR

Property tax history

+1.2%/yr

Latest (2025): $386 · +0.0% YoY. Source: county tax records.