78 Montgomery St · Montgomery, PA 17752

$229,900

3 bd · 1.5 ba · 1,456 sqft · SingleFamily public records · 4 Days on market

Built 2013 8,276 sqft lot Est $157k · 46% over

---

Why this score? — see what drove the F 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).

• Appreciation +6.9/10.0
• Cash flow +5.7/30.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.1/10.0
• ARV discount +0.0/15.0

Listing remarks

Discover the perfect balance of contemporary design and effortless living in this beautiful 2-story home. Built in 2013, this property offers a fresh, ''move-in-ready'' feel within the Montgomery School District. The heart of the home is an expansive open-concept main floor, where a stunning natural wood breakfast bar serves as the centerpiece and provides seamless flow from the kitchen to the dining and living areas. The finished lower level is a true ''multihyphenate'' space--perfectly suited for a cozy family media room, a dedicated home office, or guest quarters. 2nd Floor laundry, 3 bedrooms and 1.5 baths. Enjoy the convenience of off-street parking and a central Boro location that put

Key facts

• Off-street parking
• Finished lower level
• 8,276 sq ft lot

Tags

• OPEN-CONCEPT MAIN FLOOR
• NATURAL WOOD BREAKFAST BAR
• FINISHED LOWER LEVEL
• DEDICATED HOME OFFICE
• OFF-STREET PARKING
• CENTRAL BORO LOCATION

Property features AI

Exterior

• Parking: Off-street parking on gravel; No designated garage
• Utilities: Public water; 200+ amp electrical service
• Home design: Residential property
• Construction: Frame construction with vinyl siding; Block foundation; Shingle roof; Built area includes finished above- and below-grade space
• Exterior features: Porch; Level to sloped lot with steep slope areas

Interior

• Kitchen: Dishwasher; Refrigerator; Range
• Bedrooms: Upper level laundry (bedroom count not provided)
• Flooring: Laminate; Vinyl; Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric baseboard heating; Ceiling fan(s)
• Interior features: Bar; Ceiling fans; Walk-in closet(s); Full basement with exterior entry
• Laundry & utility: Laundry located on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-469 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (36.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (39.1% below list).
• Recommended offer: $140k (39.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#727 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Montgomery Area SD (town): math 46% / reading 54% proficiency, ranked #180 of 539 in PA (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 20 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 73 units permitted in Lycoming County in 2024 (15 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $9k appreciation (3.8% 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 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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 $170k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $140,119 (39.1% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.61% ✗
• Cap rate: 3.85%
• Cash-on-cash: -8.74%
• DSCR: 0.61
• GRM: 13.7

CMA / ARV

• ARV (on-the-fly): $157,248
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
47 N Main St	0.26mi	3/1.5	1,448 (-0%)	4mo	$97,500	$67	84
65 E Houston Ave	0.07mi	3/1.5	1,632 (+12%)	5mo	$176,000	$108	72
82 Broad St	0.10mi	3/1.0	1,280 (-12%)	2mo	$134,000	$105	71
54 Broad St	0.15mi	3/1.5	1,344 (-8%)	12mo	$165,000	$123	70
200 Eagle Ln	0.68mi	3/1.5	1,500 (+3%)	4mo	$189,900	$127	60
48 Old Rd	0.50mi	3/2.0	1,492 (+2%)	13mo	$160,000	$107	60
1934 Pinchtown Rd	0.48mi	3/3.0	1,456 (0%)	18mo	$131,000	$90	57
20 Brook St	0.30mi	3/1.5	1,344 (-8%)	20mo	$135,000	$100	57
15 Brook St	0.32mi	3/1.5	1,326 (-9%)	23mo	$153,000	$115	51
130 W Houston Ave	0.60mi	3/1.0	1,513 (+4%)	19mo	$207,500	$137	48

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

Projected returns pro-forma

3.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.1%
• Equity multiple: 1.13×
• Total profit: $8,095
• Equity at exit: $114,260

10-year hold

• IRR: 5.4%
• Equity multiple: 1.91×
• Total profit: $58,481
• Equity at exit: $185,069

Cash invested: $64,372 (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 17752

• Home prices YoY: 1.6%
• Active inventory: 20
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $1,401 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$274 /mo · $3,290/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-469

Break-even live

Break-even rent $1,994

Max offer price $147,115

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
69 Broad St Montgomery, PA	3.0	1.5	1448	$1,665	$1.15	14d	1	0.11mi
56 Penn St Unit 58 Montgomery, PA	3.0	1.0	1070	$1,195	$1.12	43d	1	0.18mi
25 N Main St Montgomery, PA	2.0	1.0	1200	$865	$0.72	14d	1	0.29mi

Listing history 9 events

1. 2026-05-13
   status Pending
2. 2026-05-09
   listed $229,900 Active
3. 2025-10-20
   price $215,000
4. 2022-04-18
   soldstatus $170,000
5. 2022-04-14
   soldstatus
6. 2022-03-05
   listed $144,900
7. 2020-10-01
   soldstatus $128,000
8. 2018-03-08
   listed $139,900
9. 2014-06-20
   soldstatus $132,900

ⓘ 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: $3,290 · $274/mo
• Projected year-2 tax: $3,461 · $288/mo
• Expected delta: +$171/yr (+$14/mo · 5.2%)

ⓘ 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 ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,814
• − Mortgage interest: −$12,878
• − Property taxes: −$3,290
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − Depreciation: −$6,688
• Taxable loss: −$9,881
• Est. tax savings @ 24.0%: +$2,372
• After-tax cash flow: $-3,252/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: Montgomery Area SD
• NCES district ID: 4215660
• Math proficiency: 46% ▼ -16.00%
• Reading proficiency: 54% ▼ -17.00%
• Median HH income: $49,345
• Composite: 42.69/100
• National rank: #3172
• State rank: #180 of 539 in PA

Livability — Montgomery

• Score: 71/100
• State rank: #727
• US rank: #7279

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: Montgomery, PA
• Population (ZIP): 4,867

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 (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Iranian 2% Romanian 2% Lithuanian 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 93% English-only · German/W. Germanic 6% Spanish 1%

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: ▲ 3.83%
• Current HPI: 241.8799
• 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

+73.0% since first listed

9 events — show timeline

• 2026-05-13 Pending — WBVAR
• 2026-05-09 Listed $229,900 WBVAR
• 2025-10-20 Price Changed $215,000 WBVAR
• 2022-04-18 Sold (Public Records) $170,000 Public Records
• 2022-04-14 Sold (MLS) — WBVAR
• 2022-03-05 Listed $144,900 WBVAR
• 2020-10-01 Sold (Public Records) $128,000 Public Records
• 2018-03-08 Listed $139,900 CSVBR
• 2014-06-20 Sold (Public Records) $132,900 Public Records

Property tax history

+2.9%/yr

Latest (2026): $3,290 · +4.1% YoY. Source: county tax records.