108 Mill St · Lock Haven, PA 17745

$110,000

3 bd · 2.0 ba · 2,014 sqft · SingleFamily public records · 57 Days on market

Built 1910 4,312 sqft lot $55/sqft · 26% below area Est $148k · 26% 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 +11.5/30.0
• 1% rule +6.3/10.0
• Rent growth +4.3/5.0
• Livability +3.9/5.0
• DSCR +3.4/10.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 4-bedroom home located just one block from the Lock Haven Levee Walk entrance and only steps from downtown shops, restaurants, and amenities. This property offers plenty of potential for an owner-occupant, investor, or renovation enthusiast looking to bring new life to a generously sized home in a convenient location. The home features two electric meters and multiple entrances, with indications it may have previously been configured as a two-unit residence. With its sizable footprint, versatile layout, walkable location, and opportunity to customize and improve, this property is ready for its next chapter. Layout includes one first-floor bedroom and three additional bedrooms on the second floor. The first-floor bedroom is accessed through the first-floor full bathroom. Upstairs, a second kitchen area is accessed through either the second-floor full bathroom or one of the bedrooms. 2nd floor kitchen appears to have been used as a bedroom in the past.

Key facts

• Two electric meters
• Multiple entrances
• Second kitchen area

Tags

• MULTIPLE ENTRANCES
• TWO ELECTRIC METERS
• FIRST FLOOR FULL BATHROOM
• SECOND FLOOR FULL BATHROOM
• SECOND KITCHEN AREA

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Detached structure
• Construction: Built with block, brick and frame construction; Block foundation; Shingle roof
• Exterior features: Located in Federal Flood Zone AH; No tidal water

Interior

• Bedrooms: Three bedrooms on the upper level; One bedroom on the main level
• Bathrooms: Two full bathrooms (one on main level, one on upper level)
• Heating & cooling: Hot water heating; Natural gas fuel; Electric hot water
• Interior features: Full, unfinished walkout basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $-188 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $95k (13.8% below list).
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $95k (13.8% below list) — sets the bar for cash-flow.
• Cap rate 5.9% vs local median 3.8% in Lock Haven — 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 78/100 on livability (#275 in PA, #2,428 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools C-, employment F.
• Keystone Central SD (town): math 32% / reading 44% proficiency, ranked #384 of 539 in PA (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+7.4%/yr); 96 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 44 units permitted in Clinton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Clinton County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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: property tax is 4.3% of price; flood insurance adds $152/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,824 (13.8% 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. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.13% ✓
• Cap rate: 5.90%
• Cash-on-cash: -1.41%
• DSCR: 0.94
• GRM: 7.4

CMA / ARV

• ARV (median comp): $147,720
• List price: $110,000
• Delta: -25.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 N Vesper St	0.17mi	3/2.0	1,861 (-8%)	21mo	$134,000	$72	62
33 W Park St	0.38mi	4/1.0 (+1)	1,998 (-1%)	23mo	$119,000	$60	53
515 Bellefonte Ave	0.55mi	4/2.5 (+1)	2,094 (+4%)	17mo	$149,000	$71	47
577 W Church St	0.63mi	4/2.0 (+1)	1,950 (-3%)	19mo	$134,000	$69	44
664 Bellefonte Ave	0.69mi	4/1.5 (+1)	1,920 (-5%)	15mo	$148,000	$77	41
517 W Bald Eagle St	0.61mi	3/1.5	2,202 (+9%)	18mo	$155,000	$70	38
215 W Clinton St	0.43mi	4/2.0 (+1)	1,760 (-13%)	21mo	$175,000	$99	36
660 Bellefonte Ave	0.68mi	2/1.0 (-1)	1,736 (-14%)	9mo	$202,500	$117	29
21 S Fairview St	0.60mi	2/1.5 (-1)	1,764 (-12%)	23mo	$142,000	$80	26

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 · 7.38% rent growth · sell at horizon

5-year hold

• IRR: -21.0%
• Equity multiple: 0.23×
• Total profit: $-23,828
• Equity at exit: $16,401

10-year hold

• IRR: -3.6%
• Equity multiple: 0.69×
• Total profit: $-9,408
• Equity at exit: $9,511

Cash invested: $30,800 (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 17745

• Home prices YoY: -7.3%
• Rents YoY: 7.4%
• Active inventory: 96
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,242 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$395 /mo · $4,741/yr
• Insurance: −$46
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-188

Break-even live

Break-even rent $1,481

Max offer price $94,824

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
440 W Main St Unit MT444 Lock Haven, PA	2.0	1.5	2500	$1,300	$0.52	43d	1	0.44mi
30 Clarks Barn Rd Unit A Lock Haven, PA	3.0	1.0	1400	$1,200	$0.86	43d	1	1.05mi

Listing history 23 events

1. 2026-06-19
   days on market $110,000 Active 57 DOM
2. 2026-06-18
   days on market $110,000 Active 56 DOM
3. 2026-06-17
   days on market $110,000 Active 55 DOM
4. 2026-06-16
   days on market $110,000 Active 54 DOM
5. 2026-06-15
   days on market $110,000 Active 53 DOM
6. 2026-06-14
   days on market $110,000 Active 51 DOM
7. 2026-06-12
   days on market $110,000 Active 50 DOM
8. 2026-06-09
   days on market $110,000 Active 47 DOM
9. 2026-06-08
   days on market $110,000 Active 46 DOM
10. 2026-06-07
    days on market $110,000 Active 45 DOM
11. 2026-06-04
    days on market $110,000 Active 41 DOM
12. 2026-06-02
    days on market $110,000 Active 40 DOM
13. 2026-06-01
    days on market $110,000 Active 39 DOM
14. 2026-05-31
    days on market $110,000 Active 38 DOM
15. 2026-05-31
    days on market $110,000 Active 37 DOM
16. 2026-04-23
    listed $115,000 Active 973-char remark
17. 2026-04-22
    listed $115,000 Active 973-char remark

    Show marketing remark (973 chars)

    Spacious 4-bedroom home located just one block from the Lock Haven Levee Walk entrance and only steps from downtown shops, restaurants, and amenities. This property offers plenty of potential for an owner-occupant, investor, or renovation enthusiast looking to bring new life to a generously sized home in a convenient location. The home features two electric meters and multiple entrances, with indications it may have previously been configured as a two-unit residence. With its sizable footprint, versatile layout, walkable location, and opportunity to customize and improve, this property is ready for its next chapter. Layout includes one first-floor bedroom and three additional bedrooms on the second floor. The first-floor bedroom is accessed through the first-floor full bathroom. Upstairs, a second kitchen area is accessed through either the second-floor full bathroom or one of the bedrooms. 2nd floor kitchen appears to have been used as a bedroom in the past.

18. 2020-07-17
    soldstatus $115,000

    Show marketing remark (173 chars)

    Where can you find a 4 to 5 Bedroom for this price? 108 Mill St Lock Haven. Newer Roof and Newer Natural Gas Furnace. Add your cosmetic touches and make this your new HOME!

19. 2020-07-17
    soldstatus

    Show marketing remark (173 chars)

    Where can you find a 4 to 5 Bedroom for this price? 108 Mill St Lock Haven. Newer Roof and Newer Natural Gas Furnace. Add your cosmetic touches and make this your new HOME!

20. 2020-07-17
    soldstatus $115,000

    Show marketing remark (173 chars)

    Where can you find a 4 to 5 Bedroom for this price? 108 Mill St Lock Haven. Newer Roof and Newer Natural Gas Furnace. Add your cosmetic touches and make this your new HOME!

21. 2019-12-26
    listed $119,500
22. 2019-12-24
    listed $119,500

    Show marketing remark (173 chars)

    Where can you find a 4 to 5 Bedroom for this price? 108 Mill St Lock Haven. Newer Roof and Newer Natural Gas Furnace. Add your cosmetic touches and make this your new HOME!

23. 2008-10-02
    soldstatus $101,500

ⓘ 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: $4,741 · $395/mo
• Projected year-2 tax: $4,741 · $395/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 6/10 Major FEMA zone AH · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,910
• − Mortgage interest: −$6,162
• − Property taxes: −$4,741
• − Insurance: −$2,374
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$3,200
• Taxable loss: −$3,953
• Est. tax savings @ 24.0%: +$949
• After-tax cash flow: $-1,310/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: Keystone Central SD
• NCES district ID: 4212725
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 44% ▼ -10.00%
• Median HH income: $42,713
• Composite: 32.09/100
• National rank: #5810
• State rank: #384 of 539 in PA

Livability — Lock Haven

• Score: 78/100
• State rank: #275
• US rank: #2428

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lock Haven, PA
• County: Clinton County · 17,718 people
• City population: 17,718
• Metro: Lock Haven, PA
• Population (ZIP): 17,718
• Household income: $58,555
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 522.0

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 39,048 people
• By 2030: 38,812 · -0.6%
• By 2040: 38,011 · -2.7%
• By 2050: 36,931 · -5.4%
• By 2075: 34,077 · -12.7%
• By 2100: 29,683 · -24.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Black 3% Hispanic / Latino 2%
• Common ancestry: Iranian 3% Lithuanian 3% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Clinton

• 2024 margin: Solid R (+40.9) · D 29.1% · R 70.0%
• 2008→2024 swing: -38.1pp toward R · 2008: -2.8pp · 2024: -40.9pp
• All cycles: 2024: R+40.9 2020: R+36.3 2016: R+34.8 2012: R+11.3 2008: R+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -21.42%
• Current HPI: 270.5334
• Rent YoY: ▲ 7.38%
• Metro: Lock Haven, 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

+8.4% since first listed

10 events — show timeline

• 2026-05-28 Price Changed $110,000 BRIGHT MLS
• 2026-05-28 Price Changed $110,000 WBVAR
• 2026-04-23 Listed $115,000 BRIGHT MLS
• 2026-04-22 Listed $115,000 WBVAR
• 2020-07-17 Sold (Public Records) $115,000 Public Records
• 2020-07-17 Sold (MLS) $115,000 BRIGHT MLS
• 2020-07-17 Sold (MLS) — WBVAR
• 2019-12-26 Listed $119,500 BRIGHT MLS
• 2019-12-24 Listed $119,500 WBVAR
• 2008-10-02 Sold (Public Records) $101,500 Public Records

Property tax history

+11.8%/yr

Latest (2026): $4,741 · -7.1% YoY. Source: county tax records.