206 Tuscarora Rd · Osceola, PA 16942

$104,500

4 bd · 1.5 ba · 1,986 sqft · SingleFamily public records · 68 Days on market

Built 1901 0.25 ac lot $53/sqft · 49% below area Est $204k · 49% under

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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 +24.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +7.2/10.0
• Appreciation +5.1/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for a place to make your own? This three bedroom home in town is ready for your personal touch! Property features an oversized two car garage with workshop space and a second story that is ready to be finished into a rec room, home office, living space, or extra storage.

Key facts

• Workshop space
• Second story
• 0.25 acre lot

Tags

• OVERSIZED TWO CAR GARAGE
• WORKSHOP SPACE
• SECOND STORY

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $104k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $104k).
• Recommended offer: $98k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Northern Tioga SD (rural): math 34% / reading 54% proficiency, ranked #301 of 539 in PA (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP; 32 units permitted in Tioga County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($722 loan paydown + $280 appreciation (0.3% local appreciation)).
• Tioga County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.3% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $104k implies a 248% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,230 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 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 1901 — 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. 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.
6. 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.
7. 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: 1.22% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.79%
• DSCR: 1.39
• GRM: 6.8

CMA / ARV

• ARV (median comp): $203,914
• List price: $104,500
• Delta: -48.75%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Holden St	0.09mi	4/1.0	2,176 (+10%)	4mo	$62,000	$28	74
213 Holden St	0.12mi	4/1.5	2,218 (+12%)	11mo	$200,000	$90	66

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

Projected returns pro-forma

0.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.4%
• Equity multiple: 1.41×
• Total profit: $11,983
• Equity at exit: $31,753

10-year hold

• IRR: 13.2%
• Equity multiple: 2.49×
• Total profit: $43,488
• Equity at exit: $39,312

Cash invested: $29,260 (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 16942

• Home prices YoY: 0.2%
• Active inventory: 2
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,272 medium
• Mortgage (P&I): −$548
• Tax from tax record: −$199 /mo · $2,388/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $214

Break-even live

Break-even rent $1,001

Max offer price $104,500

Occupancy floor 78%

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: $26,125
• Closing costs: $3,135
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $104,500 Active 68 DOM
2. 2026-06-17
   days on market $104,500 Active 67 DOM
3. 2026-06-16
   days on market $104,500 Active 66 DOM
4. 2026-06-15
   days on market $104,500 Active 65 DOM
5. 2026-06-13
   days on market $104,500 Active 63 DOM
6. 2026-06-12
   days on market $104,500 Active 62 DOM
7. 2026-06-09
   days on market $104,500 Active 59 DOM
8. 2026-06-08
   days on market $104,500 Active 58 DOM
9. 2026-06-08
   days on market $104,500 Active 57 DOM
10. 2026-06-07
    days on market $104,500 Active 56 DOM
11. 2026-06-04
    days on market $104,500 Active 53 DOM
12. 2026-06-02
    days on market $104,500 Active 52 DOM
13. 2026-06-01
    days on market $104,500 Active 51 DOM
14. 2026-05-31
    days on market $104,500 Active 50 DOM
15. 2026-05-19
    price $104,500 279-char remark

    Show marketing remark (279 chars)

    Looking for a place to make your own? This three bedroom home in town is ready for your personal touch! Property features an oversized two car garage with workshop space and a second story that is ready to be finished into a rec room, home office, living space, or extra storage.

16. 2026-04-29
    price $114,500 279-char remark

    Show marketing remark (279 chars)

    Looking for a place to make your own? This three bedroom home in town is ready for your personal touch! Property features an oversized two car garage with workshop space and a second story that is ready to be finished into a rec room, home office, living space, or extra storage.

17. 2026-04-11
    listed $124,500 Active 279-char remark

    Show marketing remark (279 chars)

    Looking for a place to make your own? This three bedroom home in town is ready for your personal touch! Property features an oversized two car garage with workshop space and a second story that is ready to be finished into a rec room, home office, living space, or extra storage.

18. 1997-06-05
    soldstatus $30,000

ⓘ 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: $2,388 · $199/mo
• Projected year-2 tax: $2,388 · $199/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 8 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,264
• − Mortgage interest: −$5,854
• − Property taxes: −$2,388
• − Insurance: −$522
• − Repairs & maintenance: −$1,221
• − Management: −$1,221
• − Depreciation: −$3,040
• Taxable income: $1,018
• Est. tax owed @ 24.0%: −$244
• After-tax cash flow: $2,328/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: Northern Tioga SD
• NCES district ID: 4217730
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $41,816
• Composite: 36.95/100
• National rank: #4534
• State rank: #301 of 539 in PA

Livability — Osceola

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 847

Population outlook (Tioga County) Hauer SSP2

• Today (2025): 40,253 people
• By 2030: 38,795 · -3.6%
• By 2040: 35,376 · -12.1%
• By 2050: 32,081 · -20.3%
• By 2075: 24,341 · -39.5%
• By 2100: 17,180 · -57.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Slovak 6% Iranian 2% Romanian 2%

Political lean MEDSL · Tioga

• 2024 margin: Solid R (+51.8) · D 23.6% · R 75.4% · Other 1.0%
• 2008→2024 swing: -24.3pp toward R · 2008: -27.4pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+51.2 2016: R+53.6 2012: R+34.8 2008: R+27.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.27%
• Current HPI: 149.6198
• 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

+248.3% since first listed

4 events — show timeline

• 2026-05-19 Price Changed $104,500 NMPA
• 2026-04-29 Price Changed $114,500 NMPA
• 2026-04-11 Listed $124,500 NMPA
• 1997-06-05 Sold (Public Records) $30,000 Public Records

Property tax history

+6.7%/yr

Latest (2026): $2,388 · +2.6% YoY. Source: county tax records.