7088 Route 549 · Millerton, PA 16936

$249,900

2 bd · 1.0 ba · 7,210 sqft · MultiFamily public records · 22 Days on market

Built 1897 1.02 ac lot ↓ 4% since listing

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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
• Appreciation +6.3/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 5 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Prime investment opportunity just minutes from the New York border! This multi-unit property offers good income potential for both seasoned investors and/or owner-occupants looking to offset their mortgage with rental revenue. Four out of the five units are currently occupied, with room available to build a sixth unit. Conveniently located between Pennsylvania and New York, this property is ideally positioned to attract long-term tenants who are seeking affordable housing with easy access to nearby employment! Call, text or email to book a showing today!

Key facts

• 1.02 acres
• Five unit building
• Ample storage

Tags

• FIVE UNIT BUILDING
• AMPLE STORAGE
• 1.02 ACRES

What this means for you Summary

Snapshot

• This is a 5 × 7-bed/5.0-bath units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $6k ($74k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#1,146 in PA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A-; Watch: health & safety D, schools F, 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: 8 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 $8k of equity ($2k loan paydown + $6k appreciation (2.6% 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 (2.6% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 3 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: built in 1897 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $246,151 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1897 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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 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: 4.01% ✓
• Cap rate: 36.04%
• Cash-on-cash: 106.23%
• DSCR: 5.73
• GRM: 2.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.99×
• Total profit: $419,008
• Equity at exit: $106,218

10-year hold

• IRR: —
• Equity multiple: 14.52×
• Total profit: $946,274
• Equity at exit: $159,067

Cash invested: $69,972 (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 16936

• Home prices YoY: 1.1%
• Active inventory: 8
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $10,030 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$315 /mo · $3,775/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,106
• Net cashflow: $6,194

Break-even live

Break-even rent $2,189

Max offer price $249,900

Occupancy floor 33%

Sensitivity live

Price	-10% $6,336	-5% $6,265	+0% $6,194	+5% $6,124	+10% $6,053
Rent	-10% $5,402	-5% $5,798	+0% $6,194	+5% $6,591	+10% $6,987
Rate	-1.0pp $6,320	-0.5pp $6,258	base $6,194	+0.5pp $6,130	+1.0pp $6,064

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

Units	Beds	Baths	Est. rent
▸ 5× units	7	5	$10,030
Total (5 units)			$10,030

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-03-11
   status Pending
2. 2026-02-18
   listed $249,900 Active
3. 2025-03-25
   listed $274,900 Active
4. 2023-12-14
   price $249,900
5. 2023-08-14
   listed $259,900 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: $3,775 · $315/mo
• Projected year-2 tax: $3,862 · $322/mo
• Expected delta: +$87/yr (+$7/mo · 2.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $120,360
• − Mortgage interest: −$13,998
• − Property taxes: −$3,775
• − Insurance: −$1,250
• − Repairs & maintenance: −$9,629
• − Management: −$9,629
• − Depreciation: −$7,270
• Taxable income: $74,810
• Est. tax owed @ 24.0%: −$17,954
• After-tax cash flow: $56,379/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 — Millerton

• Score: 65/100
• State rank: #1146
• US rank: #13184

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,072

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 (96%)
• Race & ethnicity: White 96% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 3% Iranian 3% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: ▲ 2.56%
• Current HPI: 236.2636
• 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

-3.8% since first listed

5 events — show timeline

• 2026-03-11 Pending — NMPA
• 2026-02-18 Listed $249,900 NMPA
• 2025-03-25 Listed $274,900 NMPA
• 2023-12-14 Price Changed $249,900 NMPA
• 2023-08-14 Listed $259,900 NMPA

Property tax history

-1.6%/yr

Latest (2026): $3,775 · +1.8% YoY. Source: county tax records.