2955-2957 Pa-42 · Iola, PA 17846

$110,000

4 bd · 2.0 ba · 2,448 sqft · MultiFamily public records · 115 Days on market

Built 1900 5,662 sqft lot $45/sqft · 42% below area Est $189k · 42% under

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +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: 2 units. estimate disagrees with records

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 MLS

Here is a great duplex to add to your collection, or live in one unit and rent the other to pay your mortgage! Each unit is currently occupied on mo-mo leases at $650/mo with landlord paying water and sewer. Call or Text 570-633-6700 today for your private tour.

Key facts

• 5,662 sq ft lot
• Garage
• Built 1900

🏷️ Possibly a rental listed for sale. The $110,000 price doesn't fit this home's estimated sale value (~$189,352) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $110k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive. Per door: $246/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#1,702 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: housing D+, health & safety D, schools F.
• Millville Area SD (rural): math 32% / reading 62% proficiency, ranked #243 of 539 in PA (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 82 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($761 loan paydown + $11k appreciation (10.0% local appreciation)).
• Columbia County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $47k; list at $110k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/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 $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 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 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?
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: 1.91% ✓
• Cap rate: 16.30%
• Cash-on-cash: 35.75%
• DSCR: 2.59
• GRM: 4.4

CMA / ARV

• ARV (median comp): $189,352
• List price: $110,000
• Delta: -41.91%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.6%
• Equity multiple: 3.97×
• Total profit: $91,468
• Equity at exit: $99,097

10-year hold

• IRR: 33.3%
• Equity multiple: 8.96×
• Total profit: $245,319
• Equity at exit: $213,706

Cash invested: $30,800 (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 17846

• Active inventory: 7
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,097 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$116 /mo · $1,396/yr
• Insurance: −$46
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $491

Break-even live

Break-even rent $1,475

Max offer price $110,000

Occupancy floor 72%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,096
Total (2 units)			$2,097

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $110,000 Active 115 DOM
2. 2026-06-18
   days on market $110,000 Active 114 DOM
3. 2026-06-17
   days on market $110,000 Active 113 DOM
4. 2026-06-16
   days on market $110,000 Active 112 DOM
5. 2026-06-15
   days on market $110,000 Active 111 DOM
6. 2026-06-14
   days on market $110,000 Active 109 DOM
7. 2026-06-12
   days on market $110,000 Active 108 DOM
8. 2026-06-09
   days on market $110,000 Active 105 DOM
9. 2026-06-08
   days on market $110,000 Active 104 DOM
10. 2026-06-07
    days on market $110,000 Active 103 DOM
11. 2026-06-05
    days on market $110,000 Active 100 DOM
12. 2026-06-02
    days on market $110,000 Active 98 DOM
13. 2026-06-01
    days on market $110,000 Active 97 DOM
14. 2026-05-31
    days on market $110,000 Active 96 DOM
15. 2026-05-30
    days on market $110,000 Active 95 DOM
16. 2026-04-28
    price $110,000 262-char remark

    Show marketing remark (262 chars)

    Here is a great duplex to add to your collection, or live in one unit and rent the other to pay your mortgage! Each unit is currently occupied on mo-mo leases at $650/mo with landlord paying water and sewer. Call or Text 570-633-6700 today for your private tour.

17. 2026-02-04
    listed $120,000 Active 262-char remark

    Show marketing remark (262 chars)

    Here is a great duplex to add to your collection, or live in one unit and rent the other to pay your mortgage! Each unit is currently occupied on mo-mo leases at $650/mo with landlord paying water and sewer. Call or Text 570-633-6700 today for your private tour.

18. 2014-10-29
    soldstatus $46,900 136-char remark

    Show marketing remark (136 chars)

    A 1st and 2nd floor apartment building with new electrical services; garage. 1st level is 3BR, 2nd floor 2BR, 1 bath. Long term tenants.

19. 2013-07-01
    listed $50,000 136-char remark

    Show marketing remark (136 chars)

    A 1st and 2nd floor apartment building with new electrical services; garage. 1st level is 3BR, 2nd floor 2BR, 1 bath. Long term tenants.

20. 2008-02-25
    soldstatus $47,000
21. 2002-10-01
    soldstatus $42,000

ⓘ 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: $1,396 · $116/mo
• Projected year-2 tax: $1,567 · $131/mo
• Expected delta: +$171/yr (+$14/mo · 12.3%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°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: $25,164
• − Mortgage interest: −$6,162
• − Property taxes: −$1,396
• − Insurance: −$5,668
• − Repairs & maintenance: −$2,013
• − Management: −$2,013
• − Depreciation: −$3,200
• Taxable income: $4,712
• Est. tax owed @ 24.0%: −$1,131
• After-tax cash flow: $4,762/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: Millville Area SD
• NCES district ID: 4215450
• Math proficiency: 32% ▼ -12.00%
• Reading proficiency: 62% ▼ -6.00%
• Median HH income: $47,703
• Composite: 39.96/100
• National rank: #3839
• State rank: #243 of 539 in PA

Livability — Iola

• Score: 50/100
• State rank: #1702
• US rank: #25514

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Iola, PA
• Population (ZIP): 3,796

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 65,170 people
• By 2030: 64,054 · -1.7%
• By 2040: 61,131 · -6.2%
• By 2050: 57,526 · -11.7%
• By 2075: 50,259 · -22.9%
• By 2100: 44,756 · -31.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Asian 2%
• Common ancestry: Romanian 3% Iranian 2% Polish 1%
• Foreign-born: 2%
• Languages at home: 96% English-only · Other Indo-European 1% German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Columbia

• 2024 margin: Solid R (+31.0) · D 34.0% · R 65.0%
• 2008→2024 swing: -26.6pp toward R · 2008: -4.5pp · 2024: -31.0pp
• All cycles: 2024: R+31.0 2020: R+30.7 2016: R+32.8 2012: R+12.4 2008: R+4.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 56.71%
• Current HPI: 215.26
• 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

+161.9% since first listed

6 events — show timeline

• 2026-04-28 Price Changed $110,000 CSVBR
• 2026-02-04 Listed $120,000 CSVBR
• 2014-10-29 Sold (MLS) $46,900 CSVBR
• 2013-07-01 Listed $50,000 CSVBR
• 2008-02-25 Sold (Public Records) $47,000 Public Records
• 2002-10-01 Sold (Public Records) $42,000 Public Records

Property tax history

+3.0%/yr

Latest (2026): $1,396 · +2.5% YoY. Source: county tax records.