46 Fletchers Rd · Wellsburg, NY 16925

$112,000

3 bd · 2.0 ba · 1,848 sqft · SingleFamily · 167 Days on market

Built 1991 0.83 ac lot $61/sqft · 29% below area Est $158k · 29% under ↓ 14% since listing

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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 +23.2/30.0
• ARV discount +15.0/15.0
• Appreciation +7.7/10.0
• DSCR +7.5/10.0
• 1% rule +6.5/10.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Situated on a beautiful 0.83 acre lot, this mobile would make a perfect weekend getaway or year-round residence! Property boasts: open floor plan, large living room, dining area, 3 bedrooms all with walk-in closets, primary bedroom with private, primary bathroom, detached garage, covered rear deck and more!

Key facts

• Open floor plan
• Dining area
• Walk-in closets

Tags

• 0.83 ACRE LOT
• OPEN FLOOR PLAN
• LARGE LIVING ROOM
• DINING AREA
• WALK-IN CLOSETS
• PRIVATE BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $99k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,022 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, employment B; Watch: schools F, crime F, 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: 66 units permitted in Bradford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($774 loan paydown + $6k appreciation (5.4% local appreciation)).
• Bradford County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.4% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 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 167 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.

Recommended offer $98,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.15% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.76%
• DSCR: 1.35
• GRM: 7.3

CMA / ARV

• ARV (median comp): $157,675
• List price: $112,000
• Delta: -28.97%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15968 Berwick Tpke	0.40mi	3/1.0	1,817 (-2%)	20mo	$110,000	$61	57
15944 Berwick Tpke	0.40mi	4/1.0 (+1)	1,800 (-3%)	17mo	$54,900	$31	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 2.32×
• Total profit: $41,444
• Equity at exit: $66,313

10-year hold

• IRR: 20.0%
• Equity multiple: 4.60×
• Total profit: $113,036
• Equity at exit: $116,870

Cash invested: $31,360 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 16925

• Home prices YoY: 2.8%
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,285 medium
• Mortgage (P&I): −$587
• Tax from tax record: −$178 /mo · $2,137/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $203

Break-even live

Break-even rent $1,028

Max offer price $112,000

Occupancy floor 79%

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $112,000 Active 167 DOM
2. 2026-06-18
   days on market $112,000 Active 166 DOM
3. 2026-06-17
   days on market $112,000 Active 165 DOM
4. 2026-06-16
   days on market $112,000 Active 164 DOM
5. 2026-06-15
   days on market $112,000 Active 163 DOM
6. 2026-06-14
   days on market $112,000 Active 161 DOM
7. 2026-06-12
   days on market $112,000 Active 160 DOM
8. 2026-06-09
   days on market $112,000 Active 180 DOM
9. 2026-06-08
   days on market $112,000 Active 179 DOM
10. 2026-06-07
    days on market $112,000 Active 178 DOM
11. 2026-06-04
    days on market $112,000 Active 174 DOM
12. 2026-06-02
    days on market $112,000 Active 173 DOM
13. 2026-06-01
    days on market $112,000 Active 172 DOM
14. 2026-05-31
    days on market $112,000 Active 171 DOM
15. 2026-05-31
    days on market $112,000 Active 170 DOM
16. 2026-04-20
    price $112,000 308-char remark

    Show marketing remark (308 chars)

    Situated on a beautiful 0.83 acre lot, this mobile would make a perfect weekend getaway or year-round residence! Property boasts: open floor plan, large living room, dining area, 3 bedrooms all with walk-in closets, primary bedroom with private, primary bathroom, detached garage, covered rear deck and more!

17. 2026-03-05
    price $116,900 308-char remark

    Show marketing remark (308 chars)

    Situated on a beautiful 0.83 acre lot, this mobile would make a perfect weekend getaway or year-round residence! Property boasts: open floor plan, large living room, dining area, 3 bedrooms all with walk-in closets, primary bedroom with private, primary bathroom, detached garage, covered rear deck and more!

18. 2026-01-16
    price $124,900 308-char remark

    Show marketing remark (308 chars)

    Situated on a beautiful 0.83 acre lot, this mobile would make a perfect weekend getaway or year-round residence! Property boasts: open floor plan, large living room, dining area, 3 bedrooms all with walk-in closets, primary bedroom with private, primary bathroom, detached garage, covered rear deck and more!

19. 2025-12-09
    listed $129,900 Active 308-char remark

    Show marketing remark (308 chars)

    Situated on a beautiful 0.83 acre lot, this mobile would make a perfect weekend getaway or year-round residence! Property boasts: open floor plan, large living room, dining area, 3 bedrooms all with walk-in closets, primary bedroom with private, primary bathroom, detached garage, covered rear deck and more!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $2,137 · $178/mo
• Projected year-2 tax: $2,137 · $178/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 16 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: $15,416
• − Mortgage interest: −$6,274
• − Property taxes: −$2,137
• − Insurance: −$560
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$3,258
• Taxable income: $720
• Est. tax owed @ 24.0%: −$173
• After-tax cash flow: $2,260/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 — Wellsburg

• Score: 59/100
• State rank: #1022
• US rank: #19960

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,378

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 (99%)
• Race & ethnicity: White 99%
• Common ancestry: Romanian 3% Iranian 3% Slovak 3%
• Foreign-born: 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: ▲ 5.42%
• Current HPI: 198.0044
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

-13.8% since first listed

4 events — show timeline

• 2026-04-20 Price Changed $112,000 PMAR
• 2026-03-05 Price Changed $116,900 PMAR
• 2026-01-16 Price Changed $124,900 PMAR
• 2025-12-09 Listed $129,900 PMAR

Property tax history

+1.5%/yr

Latest (2026): $2,137 · +6.8% YoY. Source: county tax records.