200 Church St · Catawissa, PA 17820

$178,000

3 bd · 1.5 ba · 1,888 sqft · Other public records · 27 Days on market

Built 1900 6,098 sqft lot

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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 +20.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +4.7/10.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious 3-bedroom, 1.5-bath home offering approx. 1,800 sq ft with a level, fenced yard and large off-street parking area in the rear. Main floor features a living room, dining room, kitchen with pantry, convenient first-floor laundry closet, half bath, and a flexible room that can serve as a bedroom or additional living space. Enjoy the enclosed 3-season rear porch. Upstairs includes the main bedroom, full bath, and a pass-through room off the primary that works well as a home office or potential bedroom (not counted). Walk-up attic provides great storage, plus a storage shed for added space.

Key facts

• Fenced yard
• Storage shed
• Enclosed rear porch

Tags

• FENCED YARD
• OFF-STREET PARKING
• FIRST-FLOOR LAUNDRY
• ENCLOSED REAR PORCH
• WALK-UP ATTIC
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $178k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/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 $172k (3.3% below list).
• Recommended offer: $172k (3.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#456 in PA, #4,170 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety D, amenities F.
• Southern Columbia Area SD (rural): math 45% / reading 62% proficiency, ranked #134 of 539 in PA (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 18 active listings in the ZIP; 82 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Columbia County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $115k; list at $178k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $172,110 (3.3% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 7.76%
• Cash-on-cash: 5.23%
• DSCR: 1.23
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.1%
• Equity multiple: 3.22×
• Total profit: $110,758
• Equity at exit: $160,357

10-year hold

• IRR: 24.4%
• Equity multiple: 7.32×
• Total profit: $315,223
• Equity at exit: $345,815

Cash invested: $49,840 (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 17820

• Home prices YoY: 5.7%
• Active inventory: 18
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,721 medium
• Mortgage (P&I): −$933
• Tax from tax record: −$135 /mo · $1,616/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $217

Break-even live

Break-even rent $1,446

Max offer price $178,000

Occupancy floor 82%

Sensitivity live

Price	-10% $318	-5% $268	+0% $217	+5% $167	+10% $117
Rent	-10% $81	-5% $149	+0% $217	+5% $285	+10% $353
Rate	-1.0pp $307	-0.5pp $263	base $217	+0.5pp $171	+1.0pp $124

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: $44,500
• Closing costs: $5,340
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-17
   status $178,000 Pending 27 DOM
2. 2026-06-16
   days on market $178,000 Active 27 DOM
3. 2026-06-15
   days on market $178,000 Active 26 DOM
4. 2026-06-14
   days on market $178,000 Active 24 DOM
5. 2026-06-12
   days on market $178,000 Active 23 DOM
6. 2026-06-09
   days on market $178,000 Active 20 DOM
7. 2026-06-08
   days on market $178,000 Active 19 DOM
8. 2026-06-07
   days on market $178,000 Active 18 DOM
9. 2026-06-03
   days on market $178,000 Active 14 DOM
10. 2026-06-02
    days on market $178,000 Active 13 DOM
11. 2026-06-01
    days on market $178,000 Active 12 DOM
12. 2026-05-31
    days on market $178,000 Active 11 DOM
13. 2026-05-30
    days on market $178,000 Active 10 DOM
14. 2026-04-27
    historical Active Under Contract 601-char remark

    Show marketing remark (601 chars)

    Spacious 3-bedroom, 1.5-bath home offering approx. 1,800 sq ft with a level, fenced yard and large off-street parking area in the rear. Main floor features a living room, dining room, kitchen with pantry, convenient first-floor laundry closet, half bath, and a flexible room that can serve as a bedroom or additional living space. Enjoy the enclosed 3-season rear porch. Upstairs includes the main bedroom, full bath, and a pass-through room off the primary that works well as a home office or potential bedroom (not counted). Walk-up attic provides great storage, plus a storage shed for added space.

15. 2026-04-27
    status Pending

    Show marketing remark (601 chars)

    Spacious 3-bedroom, 1.5-bath home offering approx. 1,800 sq ft with a level, fenced yard and large off-street parking area in the rear. Main floor features a living room, dining room, kitchen with pantry, convenient first-floor laundry closet, half bath, and a flexible room that can serve as a bedroom or additional living space. Enjoy the enclosed 3-season rear porch. Upstairs includes the main bedroom, full bath, and a pass-through room off the primary that works well as a home office or potential bedroom (not counted). Walk-up attic provides great storage, plus a storage shed for added space.

16. 2026-04-21
    listed $178,000 Active 601-char remark

    Show marketing remark (601 chars)

    Spacious 3-bedroom, 1.5-bath home offering approx. 1,800 sq ft with a level, fenced yard and large off-street parking area in the rear. Main floor features a living room, dining room, kitchen with pantry, convenient first-floor laundry closet, half bath, and a flexible room that can serve as a bedroom or additional living space. Enjoy the enclosed 3-season rear porch. Upstairs includes the main bedroom, full bath, and a pass-through room off the primary that works well as a home office or potential bedroom (not counted). Walk-up attic provides great storage, plus a storage shed for added space.

17. 2026-04-21
    listed $178,000 Active

    Show marketing remark (601 chars)

    Spacious 3-bedroom, 1.5-bath home offering approx. 1,800 sq ft with a level, fenced yard and large off-street parking area in the rear. Main floor features a living room, dining room, kitchen with pantry, convenient first-floor laundry closet, half bath, and a flexible room that can serve as a bedroom or additional living space. Enjoy the enclosed 3-season rear porch. Upstairs includes the main bedroom, full bath, and a pass-through room off the primary that works well as a home office or potential bedroom (not counted). Walk-up attic provides great storage, plus a storage shed for added space.

18. 2023-01-12
    soldstatus $114,900 Closed 414-char remark

    Show marketing remark (414 chars)

    Great Location On The Edge Of Catawissa With Beautiful Hill Top Views. Spacious Flowing Kitchen And Dining Rooms Rear Enclosed Sun Porch. 1st Fl Family Room Could Be Converted To Master Bedroom And Bath. 2nd Fl Has Oversized Bath 2 Bedrooms And Bonus Room. Newer Hot Water Oil Furnace. Take A Look! Call Listing Agent For Additional Information The Source Of Sq Ft Calculations Is The County Tax Assessment Office

19. 2023-01-12
    soldstatus $114,900

    Show marketing remark (414 chars)

    Great Location On The Edge Of Catawissa With Beautiful Hill Top Views. Spacious Flowing Kitchen And Dining Rooms Rear Enclosed Sun Porch. 1st Fl Family Room Could Be Converted To Master Bedroom And Bath. 2nd Fl Has Oversized Bath 2 Bedrooms And Bonus Room. Newer Hot Water Oil Furnace. Take A Look! Call Listing Agent For Additional Information The Source Of Sq Ft Calculations Is The County Tax Assessment Office

20. 2022-11-12
    status Pending 414-char remark

    Show marketing remark (414 chars)

    Great Location On The Edge Of Catawissa With Beautiful Hill Top Views. Spacious Flowing Kitchen And Dining Rooms Rear Enclosed Sun Porch. 1st Fl Family Room Could Be Converted To Master Bedroom And Bath. 2nd Fl Has Oversized Bath 2 Bedrooms And Bonus Room. Newer Hot Water Oil Furnace. Take A Look! Call Listing Agent For Additional Information The Source Of Sq Ft Calculations Is The County Tax Assessment Office

21. 2022-11-08
    listed $114,900 Active 414-char remark

    Show marketing remark (414 chars)

    Great Location On The Edge Of Catawissa With Beautiful Hill Top Views. Spacious Flowing Kitchen And Dining Rooms Rear Enclosed Sun Porch. 1st Fl Family Room Could Be Converted To Master Bedroom And Bath. 2nd Fl Has Oversized Bath 2 Bedrooms And Bonus Room. Newer Hot Water Oil Furnace. Take A Look! Call Listing Agent For Additional Information The Source Of Sq Ft Calculations Is The County Tax Assessment Office

22. 2016-06-22
    soldstatus $103,000
23. 2016-06-22
    soldstatus $103,000
24. 2016-04-22
    listed $109,900
25. 2012-08-02
    soldstatus $52,000
26. 2012-07-26
    soldstatus $52,000
27. 2012-03-20
    listed $62,500
28. 1992-07-02
    soldstatus $18,000

ⓘ 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: $1,616 · $135/mo
• Projected year-2 tax: $2,214 · $185/mo
• Expected delta: +$598/yr (+$50/mo · 37.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,653
• − Mortgage interest: −$9,971
• − Property taxes: −$1,616
• − Insurance: −$890
• − Repairs & maintenance: −$1,652
• − Management: −$1,652
• − Depreciation: −$5,178
• Taxable loss: −$307
• Est. tax savings @ 24.0%: +$74
• After-tax cash flow: $2,682/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: Southern Columbia Area SD
• NCES district ID: 4222260
• Math proficiency: 45% ▼ -14.00%
• Reading proficiency: 62% ▼ -11.00%
• Median HH income: $52,296
• Composite: 45.84/100
• National rank: #2554
• State rank: #134 of 539 in PA

Livability — Catawissa

• Score: 75/100
• State rank: #456
• US rank: #4170

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Catawissa, PA
• Population (ZIP): 5,528

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 65,170 people
• By 2030: 64,054 · -1.7%
• By 2040: 61,131 · -6.2%
• By 2050: 57,526 · -11.7%
• By 2075: 50,259 · -22.9%
• By 2100: 44,756 · -31.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 9% Polish 3% Iranian 3%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Columbia

• 2024 margin: Solid R (+31.0) · D 34.0% · R 65.0%
• 2008→2024 swing: -26.6pp toward R · 2008: -4.5pp · 2024: -31.0pp
• All cycles: 2024: R+31.0 2020: R+30.7 2016: R+32.8 2012: R+12.4 2008: R+4.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.86%
• Current HPI: 239.3791
• 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

+888.9% since first listed

15 events — show timeline

• 2026-04-27 Contingent — CSVBR
• 2026-04-27 Pending — BRIGHT MLS
• 2026-04-21 Listed $178,000 BRIGHT MLS
• 2026-04-21 Listed $178,000 CSVBR
• 2023-01-12 Sold (Public Records) $114,900 Public Records
• 2023-01-12 Sold (MLS) $114,900 CSVBR
• 2022-11-12 Pending — CSVBR
• 2022-11-08 Listed $114,900 CSVBR
• 2016-06-22 Sold (Public Records) $103,000 Public Records
• 2016-06-22 Sold (MLS) $103,000 CSVBR
• 2016-04-22 Listed $109,900 CSVBR
• 2012-08-02 Sold (Public Records) $52,000 Public Records
• 2012-07-26 Sold (MLS) $52,000 CSVBR
• 2012-03-20 Listed $62,500 CSVBR
• 1992-07-02 Sold (Public Records) $18,000 Public Records

Property tax history

+3.4%/yr

Latest (2026): $1,616 · +2.5% YoY. Source: county tax records.