157 Church St · Westfield, PA 16950

$134,900

4 bd · 1.0 ba · 1,720 sqft · SingleFamily public records · 314 Days on market

Built 1901 5,227 sqft lot $78/sqft · at area comps Est $140k · at est.

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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).

• Cash flow +16.4/30.0
• ARV discount +9.1/15.0
• Appreciation +6.4/10.0
• DSCR +5.1/10.0
• 1% rule +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

Listing remarks MLS

Large 3 bedroom, 2 bath Victorian style home located in the heart of town. This beautiful Victorian style home is move-in ready. So much has been completed with recent refinished hardwood flooring on the first floor along with fresh paint throughout the inside of the house, new roof, and windows, new hot water heater, electric box, and sump pump. The house hosts a large front porch to sit on and enjoy the sounds of the comings and goings of town while sipping on an iced tea or warm drink. This Property is nicely situated to be a short drive to surrounding towns and even the NY border. You have the ability to walk to Main Street to the local shops and grocery store. The Seller has taken care of the bones of the house, and it is ready for you to pick out the perfect colors to dress up this Victorian Lady! Call today for your showing!

Key facts

• Victorian style home
• Fresh paint
• New hot water heater

Tags

• VICTORIAN STYLE HOME
• REFINISHED HARDWOOD FLOORING
• FRESH PAINT
• NEW ROOF
• NEW WINDOWS
• NEW HOT WATER HEATER

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $78 ($932/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (11.4% below list).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#1,184 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: schools D, health & safety D, amenities 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: 14 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 $5k of equity ($933 loan paydown + $4k appreciation (2.9% local appreciation)).
• Tioga County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 314 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $135k implies a 979% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $118,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 314 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 6.98%
• Cash-on-cash: 2.47%
• DSCR: 1.11
• GRM: 9.4

CMA / ARV

• ARV (median comp): $139,999
• List price: $134,900
• Delta: -3.64%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Franklin St	0.27mi	3/2.0 (-1)	1,720 (0%)	5mo	$140,000	$81	74
136 First St	0.12mi	4/2.0	1,640 (-5%)	11mo	$134,000	$82	74
118 Strang St	0.19mi	3/1.0 (-1)	1,822 (+6%)	9mo	$22,500	$12	69
110 Railroad St	0.40mi	4/1.0	1,808 (+5%)	12mo	$115,000	$64	63
291 West Main St	0.43mi	4/2.0	1,932 (+12%)	20mo	$220,000	$114	39
287 North St	0.64mi	3/2.5 (-1)	1,568 (-9%)	7mo	$76,700	$49	39

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

Projected returns pro-forma

2.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.5%
• Equity multiple: 1.54×
• Total profit: $20,415
• Equity at exit: $59,849

10-year hold

• IRR: 12.0%
• Equity multiple: 2.77×
• Total profit: $66,681
• Equity at exit: $91,610

Cash invested: $37,772 (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 16950

• Home prices YoY: 1.0%
• Active inventory: 14
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,195 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$102 /mo · $1,230/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $78

Break-even live

Break-even rent $1,096

Max offer price $134,900

Occupancy floor 88%

Sensitivity live

Price	-10% $154	-5% $116	+0% $78	+5% $39	+10% $1
Rent	-10% $-17	-5% $30	+0% $78	+5% $125	+10% $172
Rate	-1.0pp $146	-0.5pp $112	base $78	+0.5pp $43	+1.0pp $7

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $134,900 Active 314 DOM
2. 2026-06-21
   days on market $134,900 Active 313 DOM
3. 2026-06-18
   days on market $134,900 Active 311 DOM
4. 2026-06-17
   days on market $134,900 Active 310 DOM
5. 2026-06-16
   days on market $134,900 Active 309 DOM
6. 2026-06-15
   days on market $134,900 Active 308 DOM
7. 2026-06-13
   days on market $134,900 Active 306 DOM
8. 2026-06-12
   days on market $134,900 Active 305 DOM
9. 2026-06-09
   days on market $134,900 Active 302 DOM
10. 2026-06-08
    days on market $134,900 Active 301 DOM
11. 2026-06-08
    days on market $134,900 Active 300 DOM
12. 2026-06-07
    days on market $134,900 Active 299 DOM
13. 2026-06-04
    days on market $134,900 Active 296 DOM
14. 2026-06-02
    days on market $134,900 Active 295 DOM
15. 2026-06-01
    days on market $134,900 Active 294 DOM
16. 2026-05-31
    days on market $134,900 Active 293 DOM
17. 2026-04-19
    price $134,900 843-char remark

    Show marketing remark (843 chars)

    Large 3 bedroom, 2 bath Victorian style home located in the heart of town. This beautiful Victorian style home is move-in ready. So much has been completed with recent refinished hardwood flooring on the first floor along with fresh paint throughout the inside of the house, new roof, and windows, new hot water heater, electric box, and sump pump. The house hosts a large front porch to sit on and enjoy the sounds of the comings and goings of town while sipping on an iced tea or warm drink. This Property is nicely situated to be a short drive to surrounding towns and even the NY border. You have the ability to walk to Main Street to the local shops and grocery store. The Seller has taken care of the bones of the house, and it is ready for you to pick out the perfect colors to dress up this Victorian Lady! Call today for your showing!

18. 2026-02-12
    status Active 843-char remark

    Show marketing remark (843 chars)

    Large 3 bedroom, 2 bath Victorian style home located in the heart of town. This beautiful Victorian style home is move-in ready. So much has been completed with recent refinished hardwood flooring on the first floor along with fresh paint throughout the inside of the house, new roof, and windows, new hot water heater, electric box, and sump pump. The house hosts a large front porch to sit on and enjoy the sounds of the comings and goings of town while sipping on an iced tea or warm drink. This Property is nicely situated to be a short drive to surrounding towns and even the NY border. You have the ability to walk to Main Street to the local shops and grocery store. The Seller has taken care of the bones of the house, and it is ready for you to pick out the perfect colors to dress up this Victorian Lady! Call today for your showing!

19. 2025-11-10
    price $139,900 843-char remark

    Show marketing remark (843 chars)

    Large 3 bedroom, 2 bath Victorian style home located in the heart of town. This beautiful Victorian style home is move-in ready. So much has been completed with recent refinished hardwood flooring on the first floor along with fresh paint throughout the inside of the house, new roof, and windows, new hot water heater, electric box, and sump pump. The house hosts a large front porch to sit on and enjoy the sounds of the comings and goings of town while sipping on an iced tea or warm drink. This Property is nicely situated to be a short drive to surrounding towns and even the NY border. You have the ability to walk to Main Street to the local shops and grocery store. The Seller has taken care of the bones of the house, and it is ready for you to pick out the perfect colors to dress up this Victorian Lady! Call today for your showing!

20. 2025-08-11
    listed $144,900 Active 843-char remark

    Show marketing remark (843 chars)

    Large 3 bedroom, 2 bath Victorian style home located in the heart of town. This beautiful Victorian style home is move-in ready. So much has been completed with recent refinished hardwood flooring on the first floor along with fresh paint throughout the inside of the house, new roof, and windows, new hot water heater, electric box, and sump pump. The house hosts a large front porch to sit on and enjoy the sounds of the comings and goings of town while sipping on an iced tea or warm drink. This Property is nicely situated to be a short drive to surrounding towns and even the NY border. You have the ability to walk to Main Street to the local shops and grocery store. The Seller has taken care of the bones of the house, and it is ready for you to pick out the perfect colors to dress up this Victorian Lady! Call today for your showing!

21. 2025-02-28
    price $149,900
22. 2024-12-14
    historical
23. 2024-12-04
    price $159,900
24. 2024-06-21
    listed $169,900
25. 2024-06-14
    listed $169,900 Active
26. 1987-05-29
    soldstatus $12,500

ⓘ 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: $1,230 · $102/mo
• Projected year-2 tax: $1,680 · $140/mo
• Expected delta: +$451/yr (+$38/mo · 36.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥90°F today · 19 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: $14,336
• − Mortgage interest: −$7,556
• − Property taxes: −$1,230
• − Insurance: −$674
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$3,924
• Taxable loss: −$1,343
• Est. tax savings @ 24.0%: +$322
• After-tax cash flow: $1,254/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 — Westfield

• Score: 64/100
• State rank: #1184
• US rank: #13871

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westfield, PA
• Population (ZIP): 3,256

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 (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Serbian 2% Romanian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Russian/Polish/Slavic 1%

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: ▲ 2.89%
• Current HPI: 286.2987
• 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

+979.2% since first listed

10 events — show timeline

• 2026-04-19 Price Changed $134,900 NMPA
• 2026-02-12 Relisted — NMPA
• 2025-11-10 Price Changed $139,900 NMPA
• 2025-08-11 Listed $144,900 NMPA
• 2025-02-28 Price Changed $149,900 NMPA
• 2024-12-14 Listing Removed — UNYREIS
• 2024-12-04 Price Changed $159,900 NMPA
• 2024-06-21 Listed $169,900 UNYREIS
• 2024-06-14 Listed $169,900 NMPA
• 1987-05-29 Sold (Public Records) $12,500 Public Records

Property tax history

+1.5%/yr

Latest (2026): $1,230 · +2.8% YoY. Source: county tax records.