1805 Pennsylvania Ave · Millerton, PA 14871

$64,900

3 bd · 1.5 ba · 2,100 sqft · SingleFamily public records · 38 Days on market

Built 1890 0.70 ac lot $31/sqft · 50% below area ↓ 24% 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Great potential with some work. Needs a new heating system. Pre qual letter (rehab or construction) or proof of cash needed at time of offer. Offers will be considered 7 days from initial listing. Only NSp, municipalities, no-profit or owner occupied offers will be considered 8th day through 15th calendar day. All buyers offers will be considered beginning on the 16th calendar day after initial listing. After a price reduction the first 8 days seller will only look at owner occupied offers. 9th day all offers will be considered after a listing modification.

Key facts

• Spacious farmhouse
• Nice sized yard
• 0.7 acre lot

Tags

• SPACIOUS FARMHOUSE
• CHARMING COVERED PORCH
• NICE SIZED YARD
• LARGE DETACHED GARAGE
• SPACIOUS UPSTAIRS AREA

Property features AI

Exterior

• Parking: Detached garage; 2-car garage
• Utilities: Septic tank; Well water
• Home design: 2 stories; Existing/previously built property
• Construction: Wood siding; Stone foundation
• Exterior features: Blacktop driveway; Rectangular lot; Main thoroughfare frontage

Interior

• Kitchen: Eat-in kitchen; Galley kitchen
• Flooring: Hardwood flooring; Mixed/varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Gas heating; Baseboard heating
• Interior features: Eat-in kitchen; Galley kitchen; Workshop
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $624 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% 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.
• Elmira City School District (urban): math 23% / reading 35% proficiency, ranked #580 of 590 in NY (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 91 units permitted in Chemung County in 2024 (63 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k appreciation (10.0% local appreciation)).
• Chemung County population projected at -17% 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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 $30k; list at $65k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.20% ✓
• Cap rate: 18.85%
• Cash-on-cash: 44.86%
• DSCR: 3.00
• GRM: 3.8

CMA / ARV

• ARV (median comp): $130,378
• List price: $64,900
• Delta: -50.22%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 56.2%
• Equity multiple: 5.13×
• Total profit: $75,128
• Equity at exit: $58,467

10-year hold

• IRR: 49.8%
• Equity multiple: 11.46×
• Total profit: $190,109
• Equity at exit: $126,086

Cash invested: $18,172 (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 14871

• Home prices YoY: 9.9%
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,428 medium
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $624

Break-even live

Break-even rent $638

Max offer price $64,900

Occupancy floor 51%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $64,900 Active 38 DOM
2. 2026-06-18
   days on market $64,900 Active 37 DOM
3. 2026-06-17
   days on market $64,900 Active 36 DOM
4. 2026-06-16
   days on market $64,900 Active 35 DOM
5. 2026-06-15
   days on market $64,900 Active 34 DOM
6. 2026-06-14
   days on market $64,900 Active 32 DOM
7. 2026-06-12
   days on market $64,900 Active 31 DOM
8. 2026-06-09
   days on market $64,900 Active 28 DOM
9. 2026-06-08
   days on market $64,900 Active 27 DOM
10. 2026-06-07
    days on market $64,900 Active 26 DOM
11. 2026-06-05
    days on market $64,900 Active 23 DOM
12. 2026-06-03
    days on market $64,900 Active 22 DOM
13. 2026-06-02
    days on market $64,900 Active 21 DOM
14. 2026-06-01
    days on market $64,900 Active 20 DOM
15. 2026-05-31
    days on market $64,900 Active 19 DOM
16. 2026-05-30
    days on market $64,900 Active 18 DOM
17. 2026-05-11
    listed $64,900 Active 643-char remark
18. 2018-10-02
    soldstatus $30,000 563-char remark

    Show marketing remark (563 chars)

    Great potential with some work. Needs a new heating system. Pre qual letter (rehab or construction) or proof of cash needed at time of offer. Offers will be considered 7 days from initial listing. Only NSp, municipalities, no-profit or owner occupied offers will be considered 8th day through 15th calendar day. All buyers offers will be considered beginning on the 16th calendar day after initial listing. After a price reduction the first 8 days seller will only look at owner occupied offers. 9th day all offers will be considered after a listing modification.

19. 2018-07-09
    listed $35,000 563-char remark

    Show marketing remark (563 chars)

    Great potential with some work. Needs a new heating system. Pre qual letter (rehab or construction) or proof of cash needed at time of offer. Offers will be considered 7 days from initial listing. Only NSp, municipalities, no-profit or owner occupied offers will be considered 8th day through 15th calendar day. All buyers offers will be considered beginning on the 16th calendar day after initial listing. After a price reduction the first 8 days seller will only look at owner occupied offers. 9th day all offers will be considered after a listing modification.

20. 2016-07-25
    historical
21. 2015-04-20
    listed $85,000
22. 2012-02-01
    soldstatus $95,000
23. 2012-01-31
    soldstatus $95,000
24. 2011-08-02
    listed $99,000
25. 2007-09-05
    historical
26. 2007-08-03
    listed $85,000

ⓘ 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 8/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $17,131
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$991
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$1,888
• Taxable income: $6,902
• Est. tax owed @ 24.0%: −$1,656
• After-tax cash flow: $5,828/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: Elmira City School District
• NCES district ID: 3610560
• Math proficiency: 23% ▼ -7.00%
• Reading proficiency: 35% ▲ 7.00%
• Median HH income: $40,180
• Composite: 24.39/100
• National rank: #7688
• State rank: #580 of 590 in NY

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): 4,497

Population outlook (Chemung County) Hauer SSP2

• Today (2025): 82,931 people
• By 2030: 80,356 · -3.1%
• By 2040: 74,745 · -9.9%
• By 2050: 69,012 · -16.8%
• By 2075: 55,689 · -32.8%
• By 2100: 41,428 · -50.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Romanian 7% Italian 2% Iranian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Chemung

• 2024 margin: R (+16.8) · D 41.6% · R 58.4%
• 2008→2024 swing: -15.6pp toward R · 2008: -1.2pp · 2024: -16.8pp
• All cycles: 2024: R+16.8 2020: R+13.4 2016: R+20.0 2012: R+2.9 2008: R+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.69%
• Current HPI: 262.1655
• 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

-23.6% since first listed

10 events — show timeline

• 2026-05-11 Listed $64,900 UNYREIS
• 2018-10-02 Sold (MLS) $30,000 UNYREIS
• 2018-07-09 Listed $35,000 UNYREIS
• 2016-07-25 Listing Removed — UNYREIS
• 2015-04-20 Listed $85,000 UNYREIS
• 2012-02-01 Sold (Public Records) $95,000 Public Records
• 2012-01-31 Sold (MLS) $95,000 UNYREIS
• 2011-08-02 Listed $99,000 UNYREIS
• 2007-09-05 Listing Removed — UNYREIS
• 2007-08-03 Listed $85,000 UNYREIS

Property tax history

+3.3%/yr

Latest (2025): $3,442 · -1.4% YoY. Source: county tax records.