524 - 526 N Montour St · Montoursville, PA 17754

$349,900

7 bd · 3.0 ba · 3,552 sqft · MultiFamily public records · 3 Days on market

Built 1901 10,019 sqft lot

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Why this score? — see what drove the B 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
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Immaculate, totally remodeled double in Montoursville. New roof, new flooring, new bathrooms, new kitchens, new paint, gorgeous woodwork throughout both sides, natural gas heat on both sides, central air on both sides, 200 amp service on both sides, plenty of off street parking in rear, 526 has 3 BR and 1 Bath with finished family room in lower level, 524 has finished lower level, huge living room and new kitchen on first floor, 2 bedrooms and full bath on 2nd floor with 2nd floor laundry, and the 3rd floor is an amazing Master Suite that is completely remodeled. This beautiful home is absolutely move in ready, with so many options for large families, or live in one side and supplement the

Key facts

• Gorgeous woodwork
• New kitchens
• New flooring

Tags

• NEW ROOF
• NEW FLOORING
• NEW BATHROOMS
• NEW KITCHENS
• GORGEOUS WOODWORK
• NATURAL GAS HEAT

What this means for you Summary

Snapshot

• This is a 7-bed/3.0-bath multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $350k).
• Cap rate 13.5% vs local median 4.0% in Montoursville — 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 77/100 on livability (#341 in PA, #2,993 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Montoursville Area SD (suburban): math 43% / reading 62% proficiency, ranked #142 of 539 in PA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 69 active listings in the ZIP; 73 units permitted in Lycoming County in 2024 (15 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Lycoming County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $98k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $349,900

Questions for the listing agent

1. Built in 1901 — 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 A-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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.58% ✓
• Cap rate: 13.52%
• Cash-on-cash: 25.82%
• DSCR: 2.15
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 19.5%
• Equity multiple: 1.79×
• Total profit: $77,545
• Equity at exit: $52,171

10-year hold

• IRR: 27.8%
• Equity multiple: 3.45×
• Total profit: $240,356
• Equity at exit: $30,253

Cash invested: $97,972 (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 17754

• Home prices YoY: -26.2%
• Active inventory: 69
• Price-to-rent: 20.6×

Monthly cashflow live

• Estimated rent: $5,536 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$285 /mo · $3,418/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,163
• Net cashflow: $2,108

Break-even live

Break-even rent $2,868

Max offer price $349,900

Occupancy floor 57%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	1	$1,418
1× unit	2	1	$1,418
▸ 2× units	1	1	$2,700
Total (4 units)			$5,536

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-18
   status Pending
2. 2026-04-15
   listed $349,900 Active

ⓘ 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: $3,418 · $285/mo
• Projected year-2 tax: $4,473 · $373/mo
• Expected delta: +$1,055/yr (+$88/mo · 30.9%)

ⓘ 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 7 d/yr ≥95°F today · 16 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: $66,432
• − Mortgage interest: −$19,600
• − Property taxes: −$3,418
• − Insurance: −$1,750
• − Repairs & maintenance: −$5,315
• − Management: −$5,315
• − Depreciation: −$10,179
• Taxable income: $20,857
• Est. tax owed @ 24.0%: −$5,006
• After-tax cash flow: $20,289/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: Montoursville Area SD
• NCES district ID: 4215750
• Math proficiency: 43% ▼ -16.00%
• Reading proficiency: 62% ▼ -10.00%
• Median HH income: $53,988
• Composite: 45.16/100
• National rank: #2677
• State rank: #142 of 539 in PA

Livability — Montoursville

• Score: 77/100
• State rank: #341
• US rank: #2993

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montoursville, PA
• Population (ZIP): 11,971

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 4% Hispanic / Latino 2% Asian 2%
• Common ancestry: Romanian 3% Italian 2% Slovak 2%
• Foreign-born: 1% · China, Canada
• Languages at home: 97% English-only · Chinese 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: ▼ -82.31%
• Current HPI: 231.6196
• 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

2 events — show timeline

• 2026-04-18 Pending — WBVAR
• 2026-04-15 Listed $349,900 WBVAR

Property tax history

+2.5%/yr

Latest (2026): $3,418 · +5.3% YoY. Source: county tax records.