504-506 Allegheny St · Jersey Shore, PA 17740

$95,000

4 bd · 2.0 ba · 2,556 sqft · MultiFamily public records · 112 Days on market

Built 1900 7,378 sqft lot $37/sqft · 41% below area Est $161k · 41% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• 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: 2 units. confirmed

Listing remarks MLS

Double on Allegheny St. , long-term tenants, garage at rear rented by 504 side, off street parking at sides of garage. Long term tenants, pay all utilities. Rents are below market rent. Roof at part of rear of 506 side will be replaced with metal, replacement of lateral sewer line has just been done.

Key facts

• Off street parking
• Garage at rear
• 7,378 sq ft lot

Tags

• GARAGE AT REAR
• OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $95k.

Deal economics

• At list price, monthly cash flow is $654 ($8k/yr) — positive. Per door: $327/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 20.4% vs local median 3.0% in Jersey Shore — 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 74/100 on livability (#490 in PA, #4,504 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Jersey Shore Area SD (town): math 41% / reading 59% proficiency, ranked #179 of 539 in PA (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 46 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 $657 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $95k implies a 322% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are B-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?
9. 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.
10. 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.
11. 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: 2.43% ✓
• Cap rate: 20.36%
• Cash-on-cash: 50.26%
• DSCR: 3.24
• GRM: 3.4

CMA / ARV

• ARV (median comp): $161,363
• List price: $95,000
• Delta: -41.13%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 24.2%
• Equity multiple: 2.00×
• Total profit: $26,582
• Equity at exit: $14,165

10-year hold

• IRR: 32.2%
• Equity multiple: 3.94×
• Total profit: $78,167
• Equity at exit: $8,214

Cash invested: $26,600 (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 17740

• Home prices YoY: -7.6%
• Active inventory: 46
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,306 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$170 /mo · $2,040/yr
• Insurance: −$40
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $654

Break-even live

Break-even rent $1,479

Max offer price $95,000

Occupancy floor 67%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$2,306
Total (2 units)			$2,306

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $95,000 Active 112 DOM
2. 2026-06-18
   days on market $95,000 Active 111 DOM
3. 2026-06-17
   days on market $95,000 Active 110 DOM
4. 2026-06-16
   days on market $95,000 Active 109 DOM
5. 2026-06-15
   days on market $95,000 Active 108 DOM
6. 2026-06-14
   days on market $95,000 Active 106 DOM
7. 2026-06-12
   pricedays on market $95,000 Active 105 DOM
8. 2026-06-09
   days on market $112,000 Active 102 DOM
9. 2026-06-08
   days on market $112,000 Active 101 DOM
10. 2026-06-07
    days on market $112,000 Active 100 DOM
11. 2026-06-04
    days on market $112,000 Active 96 DOM
12. 2026-06-02
    days on market $112,000 Active 95 DOM
13. 2026-06-01
    days on market $112,000 Active 94 DOM
14. 2026-05-31
    days on market $112,000 Active 93 DOM
15. 2026-05-31
    days on market $112,000 Active 92 DOM
16. 2026-02-27
    listed $112,000 Active 301-char remark

    Show marketing remark (301 chars)

    Double on Allegheny St. , long-term tenants, garage at rear rented by 504 side, off street parking at sides of garage. Long term tenants, pay all utilities. Rents are below market rent. Roof at part of rear of 506 side will be replaced with metal, replacement of lateral sewer line has just been done.

17. 1976-12-01
    soldstatus $22,500

ⓘ 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: $2,040 · $170/mo
• Projected year-2 tax: $2,040 · $170/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 AE · 59% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥97°F today · 17 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: $27,672
• − Mortgage interest: −$5,321
• − Property taxes: −$2,040
• − Insurance: −$6,000
• − Repairs & maintenance: −$2,214
• − Management: −$2,214
• − Depreciation: −$2,764
• Taxable income: $7,120
• Est. tax owed @ 24.0%: −$1,709
• After-tax cash flow: $6,134/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: Jersey Shore Area SD
• NCES district ID: 4212480
• Math proficiency: 41% ▼ -8.00%
• Reading proficiency: 59% ▼ -7.00%
• Median HH income: $50,019
• Composite: 42.72/100
• National rank: #3165
• State rank: #179 of 539 in PA

Livability — Jersey Shore

• Score: 74/100
• State rank: #490
• US rank: #4504

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jersey Shore, PA
• Population (ZIP): 11,600

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 (96%)
• Race & ethnicity: White 96% Two or more races 2%
• Common ancestry: Romanian 3% Slovak 2% Polish 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · German/W. Germanic 2%

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: ▼ -18.78%
• Current HPI: 229.4555
• 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

+397.8% since first listed

2 events — show timeline

• 2026-02-27 Listed $112,000 WBVAR
• 1976-12-01 Sold (Public Records) $22,500 Public Records

Property tax history

+1.9%/yr

Latest (2026): $2,040 · +1.2% YoY. Source: county tax records.