219 South Front St · Philipsburg, PA 16866

$165,000

4 bd · 1.5 ba · 1,840 sqft · Other public records · 78 Days on market

Built 1910 10,018 sqft lot $90/sqft · 8% above area Est $152k · 8% over

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Why this score? — see what drove the C- 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 +17.2/30.0
• Appreciation +10.0/10.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Schools +3.9/10.0
• ARV discount +3.8/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautiful hardwood floors and woodwork abound in this spacious 4 bedroom home. Oak kitchen cabinets with Corian counter tops. Large dinning room is open to the kitchen for easy access. Large foyer with hardwood floors. Attached 2 car garage and big backyard round out this amazing property.

Key facts

• Oak kitchen cabinets
• Large dining room
• Big backyard

Tags

• HARDWOOD FLOORS
• OAK KITCHEN CABINETS
• CORIAN COUNTER TOPS
• LARGE DINING ROOM
• BIG BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $165k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (2.7% below list).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#851 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Philipsburg-Osceola Area SD (town): math 42% / reading 52% proficiency, ranked #258 of 539 in PA (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 36 active listings in the ZIP; 399 units permitted in Centre County in 2024 (44 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Centre County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $24k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 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 1910 — 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 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?
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: 0.97% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.03%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (median comp): $152,468
• List price: $165,000
• Delta: 8.22%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 26.5%
• Equity multiple: 3.11×
• Total profit: $97,337
• Equity at exit: $148,645

10-year hold

• IRR: 23.2%
• Equity multiple: 7.08×
• Total profit: $280,850
• Equity at exit: $320,559

Cash invested: $46,200 (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 16866

• Home prices YoY: 12.0%
• Active inventory: 36
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,606 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$218 /mo · $2,610/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $117

Break-even live

Break-even rent $1,458

Max offer price $165,000

Occupancy floor 88%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $165,000 Active 78 DOM
2. 2026-06-17
   days on market $165,000 Active 77 DOM
3. 2026-06-16
   days on market $165,000 Active 76 DOM
4. 2026-06-15
   days on market $165,000 Active 75 DOM
5. 2026-06-13
   days on market $165,000 Active 73 DOM
6. 2026-06-12
   days on market $165,000 Active 72 DOM
7. 2026-06-09
   days on market $165,000 Active 69 DOM
8. 2026-06-08
   days on market $165,000 Active 68 DOM
9. 2026-06-08
   days on market $165,000 Active 67 DOM
10. 2026-06-07
    days on market $165,000 Active 66 DOM
11. 2026-06-04
    days on market $165,000 Active 63 DOM
12. 2026-06-02
    days on market $165,000 Active 62 DOM
13. 2026-06-01
    days on market $165,000 Active 61 DOM
14. 2026-05-31
    days on market $165,000 Active 60 DOM
15. 2026-04-24
    price $179,000 290-char remark

    Show marketing remark (290 chars)

    Beautiful hardwood floors and woodwork abound in this spacious 4 bedroom home. Oak kitchen cabinets with Corian counter tops. Large dinning room is open to the kitchen for easy access. Large foyer with hardwood floors. Attached 2 car garage and big backyard round out this amazing property.

16. 2026-04-01
    listed $189,000 Active 290-char remark

    Show marketing remark (290 chars)

    Beautiful hardwood floors and woodwork abound in this spacious 4 bedroom home. Oak kitchen cabinets with Corian counter tops. Large dinning room is open to the kitchen for easy access. Large foyer with hardwood floors. Attached 2 car garage and big backyard round out this amazing property.

17. 2025-01-11
    historical
18. 2024-12-11
    price $169,900
19. 2024-11-15
    listed $179,900 Active
20. 2013-04-05
    soldstatus $135,000
21. 2013-04-04
    soldstatus $135,000
22. 2012-02-17
    listed $139,900
23. 2004-09-15
    soldstatus $139,500
24. 2004-09-13
    soldstatus $139,500
25. 2004-07-03
    listed $139,500

ⓘ 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: $2,610 · $218/mo
• Projected year-2 tax: $2,610 · $218/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥89°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,267
• − Mortgage interest: −$9,243
• − Property taxes: −$2,610
• − Insurance: −$825
• − Repairs & maintenance: −$1,541
• − Management: −$1,541
• − Depreciation: −$4,800
• Taxable loss: −$1,294
• Est. tax savings @ 24.0%: +$310
• After-tax cash flow: $1,713/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: Philipsburg-Osceola Area SD
• NCES district ID: 4219020
• Math proficiency: 42% ▼ -9.00%
• Reading proficiency: 52% ▼ -10.00%
• Median HH income: $40,645
• Composite: 39.37/100
• National rank: #3977
• State rank: #258 of 539 in PA

Livability — Philipsburg

• Score: 69/100
• State rank: #851
• US rank: #8920

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Philipsburg, PA
• Population (ZIP): 8,924

Population outlook (Centre County) Hauer SSP2

• Today (2025): 177,113 people
• By 2030: 185,138 · +4.5%
• By 2040: 196,009 · +10.7%
• By 2050: 205,070 · +15.8%
• By 2075: 217,575 · +22.8%
• By 2100: 230,649 · +30.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 6% Black 6% Two or more races 3%
• Hispanic origin (detail): Mexican 2% Dominican 1%
• Common ancestry: Romanian 7% Slovak 2% Polish 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 6%

Political lean MEDSL · Centre

• 2024 margin: Toss-up / Even · D 50.9% · R 48.1% · Other 1.0%
• 2008→2024 swing: -9.0pp toward R · 2008: 11.8pp · 2024: 2.8pp
• All cycles: 2024: D+2.8 2020: D+4.8 2016: D+1.9 2012: R+0.0 2008: D+11.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 30.47%
• Current HPI: 284.148
• 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

+28.3% since first listed

11 events — show timeline

• 2026-04-24 Price Changed $179,000 BRIGHT MLS
• 2026-04-01 Listed $189,000 BRIGHT MLS
• 2025-01-11 Listing Removed — BRIGHT MLS
• 2024-12-11 Price Changed $169,900 BRIGHT MLS
• 2024-11-15 Listed $179,900 BRIGHT MLS
• 2013-04-05 Sold (Public Records) $135,000 Public Records
• 2013-04-04 Sold (MLS) $135,000 BRIGHT MLS
• 2012-02-17 Listed $139,900 BRIGHT MLS
• 2004-09-15 Sold (MLS) $139,500 BRIGHT MLS
• 2004-09-13 Sold (Public Records) $139,500 Public Records
• 2004-07-03 Listed $139,500 BRIGHT MLS

Property tax history

+1.2%/yr

Latest (2026): $2,610 · +3.0% YoY. Source: county tax records.