230 Poplar St · Towanda, PA 18848

$99,900

3 bd · 1.5 ba · 1,370 sqft · SingleFamily · 40 Days on market

Built 1900 7,841 sqft lot $73/sqft · 37% below area Est $160k · 37% under ↓ 19% 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +7.3/10.0
• 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

Affordable Opportunity with Solid Bones! Looking for a property with potential at a price that actually makes sense? This bank-owned home is ready for its next chapter. Featuring 3 bedrooms, 1.5 baths, a spacious kitchen, living room, dining room and foyer, this home offers a great layout to work with. Newer roof already in place Large lot stretching from Poplar Street all the way back to State Street — tons of space and possibilities. Features an outbuilding, covered back patio with extra storage, natural gas heat, low property taxes, and a great location. It needs some TLC—but that's exactly where the opportunity is. Whether you're a buyer looking to build equity, an investor or flipper this one is priced to move! Affordable. Spacious lot.

Key facts

• Foyer
• Newer roof
• Spacious kitchen

Tags

• SPACIOUS KITCHEN
• LIVING ROOM
• DINING ROOM
• FOYER
• NEWER ROOF
• LARGE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% 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 $691 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $19k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.23% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.65%
• DSCR: 1.43
• GRM: 6.8

CMA / ARV

• ARV (median comp): $159,542
• List price: $99,900
• Delta: -37.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 Third St	0.17mi	3/1.5	1,344 (-2%)	8mo	$160,000	$119	82
223 Lombard St	0.15mi	3/1.0	1,291 (-6%)	9mo	$64,000	$50	74
402 Elizabeth St	0.27mi	3/1.5	1,504 (+10%)	2mo	$135,000	$90	69
505 Bridge St	0.26mi	3/2.0	1,356 (-1%)	19mo	$165,000	$122	68
200 Third St	0.14mi	2/1.0 (-1)	1,344 (-2%)	22mo	$145,000	$108	65
511 Bridge St	0.29mi	3/1.5	1,488 (+9%)	10mo	$176,800	$119	64
33 Third St	0.24mi	3/1.0	1,500 (+10%)	12mo	$163,240	$109	61
104 Lombard St	0.26mi	3/1.0	1,304 (-5%)	22mo	$142,000	$109	59
19 Huston St	0.41mi	3/1.5	1,560 (+14%)	8mo	$126,000	$81	51
8 Thomas St	0.61mi	3/1.5	1,496 (+9%)	14mo	$159,900	$107	44
107 1/2 York Ave	0.47mi	3/1.5	1,575 (+15%)	11mo	$159,000	$101	44
13 Orchard St	0.72mi	3/2.5	1,568 (+14%)	4mo	$178,000	$114	36

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: -1.7%
• Equity multiple: 0.94×
• Total profit: $-1,808
• Equity at exit: $14,895

10-year hold

• IRR: 8.0%
• Equity multiple: 1.61×
• Total profit: $17,081
• Equity at exit: $8,638

Cash invested: $27,972 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,224 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$177 /mo · $2,122/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $225

Break-even live

Break-even rent $940

Max offer price $99,900

Occupancy floor 77%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-14
   status Pending 764-char remark

   Show marketing remark (764 chars)

   Affordable Opportunity with Solid Bones! Looking for a property with potential at a price that actually makes sense? This bank-owned home is ready for its next chapter. Featuring 3 bedrooms, 1.5 baths, a spacious kitchen, living room, dining room and foyer, this home offers a great layout to work with. Newer roof already in place Large lot stretching from Poplar Street all the way back to State Street — tons of space and possibilities. Features an outbuilding, covered back patio with extra storage, natural gas heat, low property taxes, and a great location. It needs some TLC—but that's exactly where the opportunity is. Whether you're a buyer looking to build equity, an investor or flipper this one is priced to move! Affordable. Spacious lot.

2. 2026-04-20
   price $99,900 764-char remark

   Show marketing remark (764 chars)

   Affordable Opportunity with Solid Bones! Looking for a property with potential at a price that actually makes sense? This bank-owned home is ready for its next chapter. Featuring 3 bedrooms, 1.5 baths, a spacious kitchen, living room, dining room and foyer, this home offers a great layout to work with. Newer roof already in place Large lot stretching from Poplar Street all the way back to State Street — tons of space and possibilities. Features an outbuilding, covered back patio with extra storage, natural gas heat, low property taxes, and a great location. It needs some TLC—but that's exactly where the opportunity is. Whether you're a buyer looking to build equity, an investor or flipper this one is priced to move! Affordable. Spacious lot.

3. 2026-04-01
   listed $119,000 Active 764-char remark

   Show marketing remark (764 chars)

   Affordable Opportunity with Solid Bones! Looking for a property with potential at a price that actually makes sense? This bank-owned home is ready for its next chapter. Featuring 3 bedrooms, 1.5 baths, a spacious kitchen, living room, dining room and foyer, this home offers a great layout to work with. Newer roof already in place Large lot stretching from Poplar Street all the way back to State Street — tons of space and possibilities. Features an outbuilding, covered back patio with extra storage, natural gas heat, low property taxes, and a great location. It needs some TLC—but that's exactly where the opportunity is. Whether you're a buyer looking to build equity, an investor or flipper this one is priced to move! Affordable. Spacious lot.

4. 2022-12-09
   soldstatus $144,200
5. 2022-12-08
   soldstatus $144,200 921-char remark

   Show marketing remark (921 chars)

   AUTUMN SHOWS US HOW BEAUTIFUL IT IS TO CHANGE!! Step inside to find the foyer w/ coat closet for instant coat & shoe storage. The home offers a cozy vibe w/ laminate flooring, plenty of natural lighting & a nice layout. Great kitchen w/ plenty of storage space, and a large island w/ seating that connects it to the dining room making an amazing entertaining space for your upcoming holiday get-togethers. Spacious living room, 1st floor laundry room & bath round out the main floor. Upstairs, 3 bedrooms each w/ their own closet & 1 full bath complete the second floor. Outdoors a nice yard for outdoor play & an AMAZING BONUS SPACE as the 2 car detached garage has been converted to a man cave/family room! Schedule your showing today & don't miss out on this great home. NOW is the time to CHANGE YOUR ADDRESS to this affordable 2 story home conveniently located near the schools!!

6. 2022-10-03
   listed $143,500 921-char remark

   Show marketing remark (921 chars)

   AUTUMN SHOWS US HOW BEAUTIFUL IT IS TO CHANGE!! Step inside to find the foyer w/ coat closet for instant coat & shoe storage. The home offers a cozy vibe w/ laminate flooring, plenty of natural lighting & a nice layout. Great kitchen w/ plenty of storage space, and a large island w/ seating that connects it to the dining room making an amazing entertaining space for your upcoming holiday get-togethers. Spacious living room, 1st floor laundry room & bath round out the main floor. Upstairs, 3 bedrooms each w/ their own closet & 1 full bath complete the second floor. Outdoors a nice yard for outdoor play & an AMAZING BONUS SPACE as the 2 car detached garage has been converted to a man cave/family room! Schedule your showing today & don't miss out on this great home. NOW is the time to CHANGE YOUR ADDRESS to this affordable 2 story home conveniently located near the schools!!

7. 2011-06-02
   soldstatus $123,700

ⓘ 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: $2,122 · $177/mo
• Projected year-2 tax: $2,122 · $177/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 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: $14,693
• − Mortgage interest: −$5,596
• − Property taxes: −$2,122
• − Insurance: −$500
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − Depreciation: −$2,906
• Taxable income: $1,219
• Est. tax owed @ 24.0%: −$293
• After-tax cash flow: $2,407/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

-19.2% since first listed

7 events — show timeline

• 2026-05-14 Pending — NMPA
• 2026-04-20 Price Changed $99,900 NMPA
• 2026-04-01 Listed $119,000 NMPA
• 2022-12-09 Sold (Public Records) $144,200 Public Records
• 2022-12-08 Sold (MLS) $144,200 NMPA
• 2022-10-03 Listed $143,500 NMPA
• 2011-06-02 Sold (Public Records) $123,700 Public Records

Property tax history

+2.2%/yr

Latest (2026): $2,122 · +2.5% YoY. Source: county tax records.