305 Oak Ave · Elkland, PA 16920

$110,000

2 bd · 1.5 ba · 1,100 sqft · SingleFamily public records · 34 Days on market

Built 1970 0.53 ac lot $100/sqft · 29% above area Est $85k · 29% over ↓ 19% since listing

---

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 +13.1/30.0
• Appreciation +5.2/10.0
• 1% rule +3.9/10.0
• DSCR +3.9/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

3 Bedroom, 2 Bathroom Manufactured Home with . 53 acres along lovely Oak Avenue in Elkland PA. This home has been vinyl sided, newer metal roof installed, double pane windows, central air, stainless steel kitchen appliances and sits on a full basement. Property includes outbuildings, pavilion, covered porch and spacious deck. Enjoy one level living with the option to finish the basement for additional living space.

Key facts

• Vinyl sided
• Outbuildings
• Double pane windows

Tags

• VINYL SIDED
• NEWER METAL ROOF
• DOUBLE PANE WINDOWS
• CENTRAL AIR
• FULL BASEMENT
• OUTBUILDINGS

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Public water available; Sewer connected; Cable available; Circuit breaker electric
• Home design: Double wide mobile home; Single-story; Existing construction
• Construction: Vinyl siding; Metal roof; Block and poured foundation
• Exterior features: Blacktop driveway; Deck

Interior

• Kitchen: Free-standing range; Oven; Refrigerator
• Bedrooms: Three main-level bedrooms; Additional bedrooms (total reported: 5)
• Flooring: Carpet; Vinyl; Varied flooring
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Gas heating; Forced air heating; Radiant heating; Central air conditioning
• Interior features: Living/dining room; Bedroom on main level; Full basement
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $-59 ($-703/yr) — negative.
• To cash-flow at today's rent, offer at most $100k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (11.4% below list).
• Recommended offer: $97k (11.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#1,171 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, amenities F, commute F.
• Northern Tioga SD (rural): math 34% / reading 54% proficiency, ranked #301 of 539 in PA (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 32 units permitted in Tioga County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($761 loan paydown + $488 appreciation (0.4% local appreciation)).
• Tioga County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 3y 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: flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,454 (11.4% 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. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.12%
• DSCR: 0.99
• GRM: 9.4

CMA / ARV

• ARV (median comp): $85,000
• List price: $110,000
• Delta: 29.41%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Walnut St Ext	0.25mi	3/1.0 (+1)	960 (-13%)	18mo	$170,000	$177	45

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

Projected returns pro-forma

0.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.85×
• Total profit: $-4,581
• Equity at exit: $34,400

10-year hold

• IRR: 2.4%
• Equity multiple: 1.28×
• Total profit: $8,529
• Equity at exit: $43,368

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 16920

• Home prices YoY: 0.2%
• Active inventory: 15
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $975 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$150 /mo · $1,803/yr
• Insurance: −$46
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $-59

Break-even live

Break-even rent $1,049

Max offer price $99,649

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: —

Listing history 32 events

1. 2026-06-18
   days on market $110,000 Active 34 DOM
2. 2026-06-17
   days on market $110,000 Active 33 DOM
3. 2026-06-16
   days on market $110,000 Active 32 DOM
4. 2026-06-15
   days on market $110,000 Active 31 DOM
5. 2026-06-13
   days on market $110,000 Active 29 DOM
6. 2026-06-12
   days on market $110,000 Active 28 DOM
7. 2026-06-09
   days on market $110,000 Active 25 DOM
8. 2026-06-08
   days on market $110,000 Active 24 DOM
9. 2026-06-08
   days on market $110,000 Active 23 DOM
10. 2026-06-07
    days on market $110,000 Active 22 DOM
11. 2026-06-04
    days on market $110,000 Active 19 DOM
12. 2026-06-02
    days on market $110,000 Active 18 DOM
13. 2026-06-01
    days on market $110,000 Active 17 DOM
14. 2026-05-31
    days on market $110,000 Active 16 DOM
15. 2026-05-15
    listed $110,000 Active 429-char remark
16. 2026-04-08
    status Active 418-char remark

    Show marketing remark (418 chars)

    3 Bedroom, 2 Bathroom Manufactured Home with . 53 acres along lovely Oak Avenue in Elkland PA. This home has been vinyl sided, newer metal roof installed, double pane windows, central air, stainless steel kitchen appliances and sits on a full basement. Property includes outbuildings, pavilion, covered porch and spacious deck. Enjoy one level living with the option to finish the basement for additional living space.

17. 2025-10-02
    status Active 418-char remark

    Show marketing remark (418 chars)

    3 Bedroom, 2 Bathroom Manufactured Home with . 53 acres along lovely Oak Avenue in Elkland PA. This home has been vinyl sided, newer metal roof installed, double pane windows, central air, stainless steel kitchen appliances and sits on a full basement. Property includes outbuildings, pavilion, covered porch and spacious deck. Enjoy one level living with the option to finish the basement for additional living space.

18. 2025-10-02
    price $110,000 418-char remark

    Show marketing remark (418 chars)

    3 Bedroom, 2 Bathroom Manufactured Home with . 53 acres along lovely Oak Avenue in Elkland PA. This home has been vinyl sided, newer metal roof installed, double pane windows, central air, stainless steel kitchen appliances and sits on a full basement. Property includes outbuildings, pavilion, covered porch and spacious deck. Enjoy one level living with the option to finish the basement for additional living space.

19. 2025-09-12
    historical
20. 2025-08-26
    price $120,000
21. 2025-08-25
    price $120,000 418-char remark

    Show marketing remark (418 chars)

    3 Bedroom, 2 Bathroom Manufactured Home with . 53 acres along lovely Oak Avenue in Elkland PA. This home has been vinyl sided, newer metal roof installed, double pane windows, central air, stainless steel kitchen appliances and sits on a full basement. Property includes outbuildings, pavilion, covered porch and spacious deck. Enjoy one level living with the option to finish the basement for additional living space.

22. 2025-07-01
    status Active

    Show marketing remark (418 chars)

    3 Bedroom, 2 Bathroom Manufactured Home with . 53 acres along lovely Oak Avenue in Elkland PA. This home has been vinyl sided, newer metal roof installed, double pane windows, central air, stainless steel kitchen appliances and sits on a full basement. Property includes outbuildings, pavilion, covered porch and spacious deck. Enjoy one level living with the option to finish the basement for additional living space.

23. 2025-07-01
    status Active 418-char remark

    Show marketing remark (418 chars)

    3 Bedroom, 2 Bathroom Manufactured Home with . 53 acres along lovely Oak Avenue in Elkland PA. This home has been vinyl sided, newer metal roof installed, double pane windows, central air, stainless steel kitchen appliances and sits on a full basement. Property includes outbuildings, pavilion, covered porch and spacious deck. Enjoy one level living with the option to finish the basement for additional living space.

24. 2025-05-01
    status Pending

    Show marketing remark (418 chars)

    3 Bedroom, 2 Bathroom Manufactured Home with . 53 acres along lovely Oak Avenue in Elkland PA. This home has been vinyl sided, newer metal roof installed, double pane windows, central air, stainless steel kitchen appliances and sits on a full basement. Property includes outbuildings, pavilion, covered porch and spacious deck. Enjoy one level living with the option to finish the basement for additional living space.

25. 2025-05-01
    status Pending 418-char remark

    Show marketing remark (418 chars)

    3 Bedroom, 2 Bathroom Manufactured Home with . 53 acres along lovely Oak Avenue in Elkland PA. This home has been vinyl sided, newer metal roof installed, double pane windows, central air, stainless steel kitchen appliances and sits on a full basement. Property includes outbuildings, pavilion, covered porch and spacious deck. Enjoy one level living with the option to finish the basement for additional living space.

26. 2025-04-11
    listed $135,000 Active
27. 2025-03-12
    status Active 418-char remark

    Show marketing remark (418 chars)

    3 Bedroom, 2 Bathroom Manufactured Home with . 53 acres along lovely Oak Avenue in Elkland PA. This home has been vinyl sided, newer metal roof installed, double pane windows, central air, stainless steel kitchen appliances and sits on a full basement. Property includes outbuildings, pavilion, covered porch and spacious deck. Enjoy one level living with the option to finish the basement for additional living space.

28. 2024-11-15
    status Active 418-char remark

    Show marketing remark (418 chars)

    3 Bedroom, 2 Bathroom Manufactured Home with . 53 acres along lovely Oak Avenue in Elkland PA. This home has been vinyl sided, newer metal roof installed, double pane windows, central air, stainless steel kitchen appliances and sits on a full basement. Property includes outbuildings, pavilion, covered porch and spacious deck. Enjoy one level living with the option to finish the basement for additional living space.

29. 2024-08-30
    status Pending 418-char remark

    Show marketing remark (418 chars)

    3 Bedroom, 2 Bathroom Manufactured Home with . 53 acres along lovely Oak Avenue in Elkland PA. This home has been vinyl sided, newer metal roof installed, double pane windows, central air, stainless steel kitchen appliances and sits on a full basement. Property includes outbuildings, pavilion, covered porch and spacious deck. Enjoy one level living with the option to finish the basement for additional living space.

30. 2024-05-28
    historical
31. 2024-03-28
    listed $135,000
32. 2023-11-28
    listed $135,000 Active 418-char remark

    Show marketing remark (418 chars)

    3 Bedroom, 2 Bathroom Manufactured Home with . 53 acres along lovely Oak Avenue in Elkland PA. This home has been vinyl sided, newer metal roof installed, double pane windows, central air, stainless steel kitchen appliances and sits on a full basement. Property includes outbuildings, pavilion, covered porch and spacious deck. Enjoy one level living with the option to finish the basement for additional living space.

ⓘ 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: $1,803 · $150/mo
• Projected year-2 tax: $1,803 · $150/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 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥93°F today · 18 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: $11,694
• − Mortgage interest: −$6,162
• − Property taxes: −$1,803
• − Insurance: −$1,216
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$3,200
• Taxable loss: −$2,558
• Est. tax savings @ 24.0%: +$614
• After-tax cash flow: $-89/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: Northern Tioga SD
• NCES district ID: 4217730
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $41,816
• Composite: 36.95/100
• National rank: #4534
• State rank: #301 of 539 in PA

Livability — Elkland

• Score: 65/100
• State rank: #1171
• US rank: #13602

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elkland, PA
• Population (ZIP): 1,749

Population outlook (Tioga County) Hauer SSP2

• Today (2025): 40,253 people
• By 2030: 38,795 · -3.6%
• By 2040: 35,376 · -12.1%
• By 2050: 32,081 · -20.3%
• By 2075: 24,341 · -39.5%
• By 2100: 17,180 · -57.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Romanian 3% Slovak 3% Portuguese 2%
• Foreign-born: 0%

Political lean MEDSL · Tioga

• 2024 margin: Solid R (+51.8) · D 23.6% · R 75.4% · Other 1.0%
• 2008→2024 swing: -24.3pp toward R · 2008: -27.4pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+51.2 2016: R+53.6 2012: R+34.8 2008: R+27.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.44%
• Current HPI: 237.1456
• 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

-18.5% since first listed

18 events — show timeline

• 2026-05-15 Listed $110,000 UNYREIS
• 2026-04-08 Relisted — NMPA
• 2025-10-02 Relisted — NMPA
• 2025-10-02 Price Changed $110,000 NMPA
• 2025-09-12 Listing Removed — UNYREIS
• 2025-08-26 Price Changed $120,000 UNYREIS
• 2025-08-25 Price Changed $120,000 NMPA
• 2025-07-01 Relisted — UNYREIS
• 2025-07-01 Relisted — NMPA
• 2025-05-01 Pending — UNYREIS
• 2025-05-01 Pending — NMPA
• 2025-04-11 Listed $135,000 UNYREIS
• 2025-03-12 Relisted — NMPA
• 2024-11-15 Relisted — NMPA
• 2024-08-30 Pending — NMPA
• 2024-05-28 Listing Removed — UNYREIS
• 2024-03-28 Listed $135,000 UNYREIS
• 2023-11-28 Listed $135,000 NMPA

Property tax history

+1.4%/yr

Latest (2026): $1,803 · +1.5% YoY. Source: county tax records.