149 S Market St · Elysburg, PA 17824

$80,000

3 bd · 1.5 ba · 1,896 sqft · Other · 45 Days on market

Built 1901 0.47 ac lot $42/sqft · 66% below area ↓ 6% since listing

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Why this score? — see what drove the A- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Looking for your next project? This property is packed with potential for the right buyer! This property requires some work, but it offers a chance to build equity or flip for profit. Ideal for investors, contractors, or buyers ready to take on a renovation challenge. Room sizes are estimated - please verify for your own use.

Key facts

• 0.47 acre lot
• Built 1901
• Listed 44 days

Property features AI

Exterior

• Parking: Off-street parking on gravel
• Utilities: Public water
• Home design: Residential property
• Construction: Frame construction with aluminum and wood siding; Stone foundation; Shingle roof; Built area above grade: 1,896
• Exterior features: Deck; Level lot

Interior

• Kitchen: Refrigerator; Range
• Flooring: Linoleum; Carpet
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Oil heating with hot water distribution; No central cooling
• Interior features: Refrigerator; Range; No fireplace; Total of 6 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#724 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: health & safety D, schools 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: 21 active listings in the ZIP; 81 units permitted in Northumberland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($553 loan paydown + $8k appreciation (10.0% local appreciation)).
• Northumberland County population projected at -11% 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.71% ✓
• Cap rate: 13.86%
• Cash-on-cash: 27.01%
• DSCR: 2.20
• GRM: 4.9

CMA / ARV

• ARV (median comp): $236,412
• List price: $80,000
• Delta: -66.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 44.7%
• Equity multiple: 4.38×
• Total profit: $75,713
• Equity at exit: $72,070

10-year hold

• IRR: 38.7%
• Equity multiple: 9.83×
• Total profit: $197,780
• Equity at exit: $155,422

Cash invested: $22,400 (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 17824

• Home prices YoY: 4.4%
• Active inventory: 21
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,366 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$122 /mo · $1,462/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $504

Break-even live

Break-even rent $727

Max offer price $80,000

Occupancy floor 58%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $80,000 Active 45 DOM
2. 2026-06-18
   days on market $80,000 Active 44 DOM
3. 2026-06-17
   days on market $80,000 Active 43 DOM
4. 2026-06-16
   days on market $80,000 Active 42 DOM
5. 2026-06-15
   days on market $80,000 Active 41 DOM
6. 2026-06-14
   days on market $80,000 Active 39 DOM
7. 2026-06-12
   days on market $80,000 Active 38 DOM
8. 2026-06-09
   days on market $80,000 Active 35 DOM
9. 2026-06-08
   days on market $80,000 Active 34 DOM
10. 2026-06-07
    pricedays on market $80,000 Active 33 DOM
11. 2026-06-03
    days on market $85,000 Active 29 DOM
12. 2026-06-02
    days on market $85,000 Active 28 DOM
13. 2026-06-01
    days on market $85,000 Active 27 DOM
14. 2026-05-31
    days on market $85,000 Active 26 DOM
15. 2026-05-30
    days on market $85,000 Active 25 DOM
16. 2026-05-01
    listed $85,000 Active 328-char remark

ⓘ 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: $1,462 · $122/mo
• Projected year-2 tax: $1,462 · $122/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 X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $16,388
• − Mortgage interest: −$4,481
• − Property taxes: −$1,462
• − Insurance: −$400
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$2,327
• Taxable income: $5,095
• Est. tax owed @ 24.0%: −$1,223
• After-tax cash flow: $4,827/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 — Elysburg

• Score: 71/100
• State rank: #724
• US rank: #7176

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elysburg, PA
• Population (ZIP): 3,840

Population outlook (Northumberland County) Hauer SSP2

• Today (2025): 90,896 people
• By 2030: 89,084 · -2.0%
• By 2040: 84,822 · -6.7%
• By 2050: 80,521 · -11.4%
• By 2075: 72,152 · -20.6%
• By 2100: 62,257 · -31.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Romanian 17% Danish 8% Iranian 4%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Northumberland

• 2024 margin: Solid R (+39.9) · D 29.6% · R 69.5%
• 2008→2024 swing: -26.1pp toward R · 2008: -13.8pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+38.5 2016: R+43.6 2012: R+19.4 2008: R+13.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.80%
• Current HPI: 328.9686
• 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

-5.9% since first listed

2 events — show timeline

• 2026-06-04 Price Changed $80,000 WBVAR
• 2026-05-01 Listed $85,000 WBVAR

Property tax history

+3.2%/yr

Latest (2026): $1,462 · +2.8% YoY. Source: county tax records.