506 Second St · Towanda, PA 18848

$49,500

4 bd · 1.5 ba · 2,875 sqft · SingleFamily · 29 Days on market

Built 1890 7,405 sqft lot

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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
• Livability +3.6/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A DIY-er's DREAM PROJECT!! Bring your tool belt & creative energy and you are bound to uncover a diamond in the rough that is loaded with character! Situated atop a hill trimmed w/ an eye-catching rock wall sits this 2 story Victorian home that has been a successful investment property for many years. Step inside to find original hardwood flooring & woodwork throughout. Spacious living room with a floor to ceiling window & beautiful bay windows that make the room pop. A den with original pocket doors & fireplace, dining room, kitchen, 4 bedrooms & 2 baths will serve as a blank canvas to transform them into everything you've imagined your dream home to be. With 4,330 sq. ft of living space & a great price tag, the possibilities are endless. Here's your chance to create your DREAM VICTORIAN HOME!

Key facts

• Townhome potential
• Back parking access
• 7,405 sq ft lot

Tags

• TOWNHOME POTENTIAL
• BACK PARKING ACCESS

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $772 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#661 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities D, employment D, commute F.
• Towanda Area SD (town): math 32% / reading 45% proficiency, ranked #372 of 539 in PA (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 74 active listings in the ZIP; 66 units permitted in Bradford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $342 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Bradford County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.
• Current owner paid $39k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,757 (1.5% below list)

Questions for the listing agent

1. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.85% ✓
• Cap rate: 25.01%
• Cash-on-cash: 66.84%
• DSCR: 3.97
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $204,125
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
500 Fourth St	0.13mi	4/2.0	3,162 (+10%)	13mo	$128,865	$41	64
216 Poplar St	0.23mi	5/3.0 (+1)	2,641 (-8%)	11mo	$90,000	$34	56
314 State St	0.26mi	4/2.5	2,688 (-6%)	22mo	$259,000	$96	54
201 Chestnut St	0.51mi	5/2.0 (+1)	3,006 (+5%)	9mo	$230,000	$77	54
100 Third St	0.34mi	5/2.0 (+1)	2,732 (-5%)	22mo	$195,000	$71	50
502 Bridge Street St	0.31mi	3/1.0 (-1)	2,482 (-14%)	7mo	$123,000	$50	50
105 Chestnut St	0.50mi	4/3.0	2,748 (-4%)	22mo	$85,000	$31	45
113 Ward Ave	0.34mi	5/2.0 (+1)	2,472 (-14%)	13mo	$197,808	$80	43

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

Projected returns pro-forma

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

5-year hold

• IRR: 66.2%
• Equity multiple: 3.97×
• Total profit: $41,173
• Equity at exit: $7,381

10-year hold

• IRR: 70.4%
• Equity multiple: 8.16×
• Total profit: $99,256
• Equity at exit: $4,280

Cash invested: $13,860 (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 18848

• Home prices YoY: -21.2%
• Active inventory: 74
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,410 medium
• Mortgage (P&I): −$260
• Tax est. 1.5%: −$62 /mo · $742/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $772

Break-even live

Break-even rent $433

Max offer price $49,500

Occupancy floor 40%

Sensitivity live

Price	-10% $806	-5% $789	+0% $772	+5% $755	+10% $738
Rent	-10% $661	-5% $716	+0% $772	+5% $828	+10% $883
Rate	-1.0pp $797	-0.5pp $785	base $772	+0.5pp $759	+1.0pp $746

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: $12,375
• Closing costs: $1,485
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2024-05-30
   status Pending
2. 2024-05-01
   listed $49,500 Active
3. 2023-02-24
   soldstatus $39,000 841-char remark

   Show marketing remark (841 chars)

   A DIY-er's DREAM PROJECT!! Bring your tool belt & creative energy and you are bound to uncover a diamond in the rough that is loaded with character! Situated atop a hill trimmed w/ an eye-catching rock wall sits this 2 story Victorian home that has been a successful investment property for many years. Step inside to find original hardwood flooring & woodwork throughout. Spacious living room with a floor to ceiling window & beautiful bay windows that make the room pop. A den with original pocket doors & fireplace, dining room, kitchen, 4 bedrooms & 2 baths will serve as a blank canvas to transform them into everything you've imagined your dream home to be. With 4,330 sq. ft of living space & a great price tag, the possibilities are endless. Here's your chance to create your DREAM VICTORIAN HOME!

4. 2021-06-29
   listed $39,900 841-char remark

   Show marketing remark (841 chars)

   A DIY-er's DREAM PROJECT!! Bring your tool belt & creative energy and you are bound to uncover a diamond in the rough that is loaded with character! Situated atop a hill trimmed w/ an eye-catching rock wall sits this 2 story Victorian home that has been a successful investment property for many years. Step inside to find original hardwood flooring & woodwork throughout. Spacious living room with a floor to ceiling window & beautiful bay windows that make the room pop. A den with original pocket doors & fireplace, dining room, kitchen, 4 bedrooms & 2 baths will serve as a blank canvas to transform them into everything you've imagined your dream home to be. With 4,330 sq. ft of living space & a great price tag, the possibilities are endless. Here's your chance to create your DREAM VICTORIAN HOME!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $16,924
• − Mortgage interest: −$2,773
• − Property taxes: −$742
• − Insurance: −$248
• − Repairs & maintenance: −$1,354
• − Management: −$1,354
• − Depreciation: −$1,440
• Taxable income: $9,013
• Est. tax owed @ 24.0%: −$2,163
• After-tax cash flow: $7,102/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: Towanda Area SD
• NCES district ID: 4223550
• Math proficiency: 32% ▼ -10.00%
• Reading proficiency: 45% ▼ -14.00%
• Median HH income: $45,242
• Composite: 32.74/100
• National rank: #5638
• State rank: #372 of 539 in PA

Livability — Towanda

• Score: 72/100
• State rank: #661
• US rank: #6466

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Towanda, PA
• Population (ZIP): 8,625

Population outlook (Bradford County) Hauer SSP2

• Today (2025): 57,236 people
• By 2030: 54,660 · -4.5%
• By 2040: 49,502 · -13.5%
• By 2050: 44,277 · -22.6%
• By 2075: 33,420 · -41.6%
• By 2100: 22,919 · -60.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Black 1% Hispanic / Latino 1% Two or more races 1%
• Common ancestry: Iranian 3% Polish 3% Romanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Bradford

• 2024 margin: Solid R (+47.9) · D 25.6% · R 73.5%
• 2008→2024 swing: -29.5pp toward R · 2008: -18.4pp · 2024: -47.9pp
• All cycles: 2024: R+47.9 2020: R+44.9 2016: R+46.0 2012: R+24.6 2008: R+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.57%
• Current HPI: 158.5429
• 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

+24.1% since first listed

4 events — show timeline

• 2024-05-30 Pending — NMPA
• 2024-05-01 Listed $49,500 NMPA
• 2023-02-24 Sold (MLS) $39,000 NMPA
• 2021-06-29 Listed $39,900 NMPA

Property tax history

+2.2%/yr

Latest (2026): $2,662 · +2.5% YoY. Source: county tax records.