205 Dayton Ave · Hallstead, PA 18822

$100,900

3 bd · 1.0 ba · 1,688 sqft · Other · 90 Days on market

Built 1920 0.31 ac lot $60/sqft · 25% below area Est $134k · 25% under ↓ 27% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Appreciation +6.4/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Solid starter home or excellent investment opportunity! Located on a quaint side street in Hallstead and close to town, this property offers great potential. The spacious lot features a 28x48 garage with three 9-foot doors, ideal for storage, workshop space, or multiple vehicles. The home includes public water and sewer. Enjoy relaxing in the sun porch and spending time in the charming backyard. This property is truly a must-see!Property is owned by the U. S. Dept. of HUD. HUD Case # 446-234870. Insurability Code: IE (Insured Escrow), Subject to Appraisal. Seller makes no representations or warranties as to property condition. HUD Homes are sold AS-IS. Equal Housing Opportunity (EHO). Seller may contribute up to 3 percent for buyer's closing costs upon buyer request at time of bid submission. per HUD requirementsLBP Notice: Property built prior to 1978; lead-based paint potentially exists.

Key facts

• 28x48 garage
• Sun porch
• Three 9-ft doors

Tags

• SPACIOUS LOT
• 28X48 GARAGE
• THREE 9-FT DOORS
• SUN PORCH
• CHARMING BACKYARD
• QUAINT SIDE STREET

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $101k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $101k).
• Recommended offer: $95k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#1,256 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: schools F, amenities F, commute F.
• Blue Ridge SD (rural): math 29% / reading 56% proficiency, ranked #319 of 539 in PA (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 80 units permitted in Susquehanna County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($698 loan paydown + $3k appreciation (2.8% local appreciation)).
• Susquehanna County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $11k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,846 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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 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 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: 1.45% ✓
• Cap rate: 11.16%
• Cash-on-cash: 17.37%
• DSCR: 1.77
• GRM: 5.7

CMA / ARV

• ARV (median comp): $133,868
• List price: $100,900
• Delta: -24.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

2.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.4%
• Equity multiple: 2.31×
• Total profit: $37,047
• Equity at exit: $44,082

10-year hold

• IRR: 24.5%
• Equity multiple: 4.43×
• Total profit: $96,983
• Equity at exit: $66,952

Cash invested: $28,252 (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 18822

• Home prices YoY: 1.8%
• Active inventory: 15
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,464 medium
• Mortgage (P&I): −$529
• Tax from tax record: −$176 /mo · $2,117/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $409

Break-even live

Break-even rent $946

Max offer price $100,900

Occupancy floor 67%

Sensitivity live

Price	-10% $466	-5% $438	+0% $409	+5% $380	+10% $352
Rent	-10% $293	-5% $351	+0% $409	+5% $467	+10% $525
Rate	-1.0pp $460	-0.5pp $435	base $409	+0.5pp $383	+1.0pp $356

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: $25,225
• Closing costs: $3,027
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-29
   price $100,900 902-char remark

   Show marketing remark (902 chars)

   Solid starter home or excellent investment opportunity! Located on a quaint side street in Hallstead and close to town, this property offers great potential. The spacious lot features a 28x48 garage with three 9-foot doors, ideal for storage, workshop space, or multiple vehicles. The home includes public water and sewer. Enjoy relaxing in the sun porch and spending time in the charming backyard. This property is truly a must-see!Property is owned by the U. S. Dept. of HUD. HUD Case # 446-234870. Insurability Code: IE (Insured Escrow), Subject to Appraisal. Seller makes no representations or warranties as to property condition. HUD Homes are sold AS-IS. Equal Housing Opportunity (EHO). Seller may contribute up to 3 percent for buyer's closing costs upon buyer request at time of bid submission. per HUD requirementsLBP Notice: Property built prior to 1978; lead-based paint potentially exists.

2. 2026-04-16
   status Active 902-char remark

   Show marketing remark (902 chars)

   Solid starter home or excellent investment opportunity! Located on a quaint side street in Hallstead and close to town, this property offers great potential. The spacious lot features a 28x48 garage with three 9-foot doors, ideal for storage, workshop space, or multiple vehicles. The home includes public water and sewer. Enjoy relaxing in the sun porch and spending time in the charming backyard. This property is truly a must-see!Property is owned by the U. S. Dept. of HUD. HUD Case # 446-234870. Insurability Code: IE (Insured Escrow), Subject to Appraisal. Seller makes no representations or warranties as to property condition. HUD Homes are sold AS-IS. Equal Housing Opportunity (EHO). Seller may contribute up to 3 percent for buyer's closing costs upon buyer request at time of bid submission. per HUD requirementsLBP Notice: Property built prior to 1978; lead-based paint potentially exists.

3. 2026-01-14
   status Pending 902-char remark

   Show marketing remark (902 chars)

   Solid starter home or excellent investment opportunity! Located on a quaint side street in Hallstead and close to town, this property offers great potential. The spacious lot features a 28x48 garage with three 9-foot doors, ideal for storage, workshop space, or multiple vehicles. The home includes public water and sewer. Enjoy relaxing in the sun porch and spending time in the charming backyard. This property is truly a must-see!Property is owned by the U. S. Dept. of HUD. HUD Case # 446-234870. Insurability Code: IE (Insured Escrow), Subject to Appraisal. Seller makes no representations or warranties as to property condition. HUD Homes are sold AS-IS. Equal Housing Opportunity (EHO). Seller may contribute up to 3 percent for buyer's closing costs upon buyer request at time of bid submission. per HUD requirementsLBP Notice: Property built prior to 1978; lead-based paint potentially exists.

4. 2025-11-21
   listed $112,000 Active 902-char remark

   Show marketing remark (902 chars)

   Solid starter home or excellent investment opportunity! Located on a quaint side street in Hallstead and close to town, this property offers great potential. The spacious lot features a 28x48 garage with three 9-foot doors, ideal for storage, workshop space, or multiple vehicles. The home includes public water and sewer. Enjoy relaxing in the sun porch and spending time in the charming backyard. This property is truly a must-see!Property is owned by the U. S. Dept. of HUD. HUD Case # 446-234870. Insurability Code: IE (Insured Escrow), Subject to Appraisal. Seller makes no representations or warranties as to property condition. HUD Homes are sold AS-IS. Equal Housing Opportunity (EHO). Seller may contribute up to 3 percent for buyer's closing costs upon buyer request at time of bid submission. per HUD requirementsLBP Notice: Property built prior to 1978; lead-based paint potentially exists.

5. 2015-03-20
   soldstatus $124,900
6. 2015-03-20
   soldstatus $124,900
7. 2014-06-16
   listed $139,000
8. 2014-06-16
   listed $139,000

ⓘ 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: $2,117 · $176/mo
• Projected year-2 tax: $2,117 · $176/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,568
• − Mortgage interest: −$5,652
• − Property taxes: −$2,117
• − Insurance: −$504
• − Repairs & maintenance: −$1,405
• − Management: −$1,405
• − Depreciation: −$2,935
• Taxable income: $3,549
• Est. tax owed @ 24.0%: −$852
• After-tax cash flow: $4,056/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: Blue Ridge SD
• NCES district ID: 4203900
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 56% ▼ -10.00%
• Median HH income: $45,421
• Composite: 36.02/100
• National rank: #4781
• State rank: #319 of 539 in PA

Livability — Hallstead

• Score: 63/100
• State rank: #1256
• US rank: #15090

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hallstead, PA
• Population (ZIP): 3,079

Population outlook (Susquehanna County) Hauer SSP2

• Today (2025): 37,552 people
• By 2030: 35,270 · -6.1%
• By 2040: 30,663 · -18.3%
• By 2050: 26,492 · -29.5%
• By 2075: 19,658 · -47.7%
• By 2100: 15,179 · -59.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Scotch-Irish 4% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Susquehanna

• 2024 margin: Solid R (+44.7) · D 27.2% · R 71.9%
• 2008→2024 swing: -33.0pp toward R · 2008: -11.7pp · 2024: -44.7pp
• All cycles: 2024: R+44.7 2020: R+41.2 2016: R+42.9 2012: R+21.4 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.77%
• Current HPI: 153.2588
• 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

-27.4% since first listed

8 events — show timeline

• 2026-04-29 Price Changed $100,900 GSBR as distributed by MLS GRID
• 2026-04-16 Relisted — GSBR as distributed by MLS GRID
• 2026-01-14 Pending — GSBR as distributed by MLS GRID
• 2025-11-21 Listed $112,000 GSBR as distributed by MLS GRID
• 2015-03-20 Sold (Public Records) $124,900 Public Records
• 2015-03-20 Sold (MLS) $124,900 GSBR as distributed by MLS GRID
• 2014-06-16 Listed $139,000 GSBR as distributed by MLS GRID
• 2014-06-16 Listed $139,000 GBAOR

Property tax history

+2.3%/yr

Latest (2026): $2,117 · +5.2% YoY. Source: county tax records.