55 Lower Brandt Rd · Harmony, PA 18847

$75,000

2 bd · 1.0 ba · 2,016 sqft · SingleFamily · 153 Days on market

Built 1874 Poor condition 7,840 sqft lot $37/sqft · 75% below area ↓ 32% 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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Livability +4.2/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

What a wonderful find. This former church (built in 1874) has been remodeled into a unique home. A lot of work has already been complete. The second level is an open floor plan. use your creativity and make it your own style. Cook up some wonderful meals in the large kitchen. Large living room on the same floor for entertaining. Two bedrooms and a bath complete the first floor. Property being sold as is. OGM's transfer at closing.

Key facts

• Open floor plan
• Large kitchen
• Large living room

Tags

• OPEN FLOOR PLAN
• LARGE KITCHEN
• LARGE LIVING ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 3.9% in Harmony — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 83/100 on livability (#110 in PA, #859 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: commute F.
• Susquehanna Community SD (rural): math 30% / reading 50% proficiency, ranked #364 of 539 in PA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 45 active listings in the ZIP; 80 units permitted in Susquehanna County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($519 loan paydown + $4k appreciation (5.0% local appreciation)).
• Susquehanna County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, 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 153 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1874 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1874 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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?
7. 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.
8. 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.
9. 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: 1.46% ✓
• Cap rate: 11.86%
• Cash-on-cash: 19.87%
• DSCR: 1.88
• GRM: 5.7

CMA / ARV

• ARV (median comp): $303,528
• List price: $75,000
• Delta: -75.29%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2223 Starrucca Creek Rd	0.74mi	2/2.0	1,884 (-6%)	18mo	$290,000	$154	35

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

Projected returns pro-forma

5.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.2%
• Equity multiple: 2.88×
• Total profit: $39,480
• Equity at exit: $42,532

10-year hold

• IRR: 28.8%
• Equity multiple: 5.77×
• Total profit: $100,234
• Equity at exit: $73,430

Cash invested: $21,000 (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 18847

• Home prices YoY: 4.2%
• Active inventory: 45
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,096 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $348

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 63%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $75,000 Active 153 DOM
2. 2026-06-17
   days on market $75,000 Active 152 DOM
3. 2026-06-16
   days on market $75,000 Active 151 DOM
4. 2026-06-15
   days on market $75,000 Active 150 DOM
5. 2026-06-13
   days on market $75,000 Active 148 DOM
6. 2026-06-12
   days on market $75,000 Active 147 DOM
7. 2026-06-09
   days on market $75,000 Active 144 DOM
8. 2026-06-08
   days on market $75,000 Active 143 DOM
9. 2026-06-08
   days on market $75,000 Active 142 DOM
10. 2026-06-07
    days on market $75,000 Active 141 DOM
11. 2026-06-04
    days on market $75,000 Active 138 DOM
12. 2026-06-02
    days on market $75,000 Active 137 DOM
13. 2026-06-01
    days on market $75,000 Active 136 DOM
14. 2026-05-31
    days on market $75,000 Active 135 DOM
15. 2026-05-07
    price $75,000 434-char remark

    Show marketing remark (434 chars)

    What a wonderful find. This former church (built in 1874) has been remodeled into a unique home. A lot of work has already been complete. The second level is an open floor plan. use your creativity and make it your own style. Cook up some wonderful meals in the large kitchen. Large living room on the same floor for entertaining. Two bedrooms and a bath complete the first floor. Property being sold as is. OGM's transfer at closing.

16. 2026-01-15
    listed $85,000 Active 434-char remark

    Show marketing remark (434 chars)

    What a wonderful find. This former church (built in 1874) has been remodeled into a unique home. A lot of work has already been complete. The second level is an open floor plan. use your creativity and make it your own style. Cook up some wonderful meals in the large kitchen. Large living room on the same floor for entertaining. Two bedrooms and a bath complete the first floor. Property being sold as is. OGM's transfer at closing.

17. 2024-12-06
    status Active
18. 2024-07-22
    price $99,000
19. 2024-05-27
    listed $109,900 Active

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

Taxation est. · year 1

• Rental income: $13,155
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,052
• − Management: −$1,052
• − Depreciation: −$2,182
• Taxable income: $3,168
• Est. tax owed @ 24.0%: −$760
• After-tax cash flow: $3,413/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This former church has been converted into a unique home but requires extensive repairs and updates to be move-in ready.

Repairs flagged

• Major Exposed subfloor — Structural damage
• Major Missing cabinets — Aesthetics and functionality
• Major Missing fixtures — Aesthetics and functionality
• Major Missing siding — Structural integrity

Value-add opportunities

• Both New flooring — Improves aesthetics and functionality
• Both New cabinets and fixtures — Enhances aesthetics and functionality
• Both New siding — Improves structural integrity and curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed subfloor · Structural damage	Major	$15,000–50,000
Missing cabinets · Aesthetics and functionality	Major	$15,000–50,000
Missing fixtures · Aesthetics and functionality	Major	$15,000–50,000
Missing siding · Structural integrity	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both New flooring — Improves aesthetics and functionality ↑
• Both New cabinets and fixtures — Enhances aesthetics and functionality ↑
• Both New siding — Improves structural integrity and curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Susquehanna Community SD
• NCES district ID: 4222980
• Math proficiency: 30% ▼ -17.00%
• Reading proficiency: 50% ▼ -10.00%
• Median HH income: $39,980
• Composite: 33.46/100
• National rank: #5458
• State rank: #364 of 539 in PA

Livability — Harmony

• Score: 83/100
• State rank: #110
• US rank: #859

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,082

Population outlook (Susquehanna County) Hauer SSP2

• Today (2025): 37,552 people
• By 2030: 35,270 · -6.1%
• By 2040: 30,663 · -18.3%
• By 2050: 26,492 · -29.5%
• By 2075: 19,658 · -47.7%
• By 2100: 15,179 · -59.6%

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: Romanian 5% Lithuanian 2% Iranian 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · German/W. Germanic 1%

Political lean MEDSL · Susquehanna

• 2024 margin: Solid R (+44.7) · D 27.2% · R 71.9%
• 2008→2024 swing: -33.0pp toward R · 2008: -11.7pp · 2024: -44.7pp
• All cycles: 2024: R+44.7 2020: R+41.2 2016: R+42.9 2012: R+21.4 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.01%
• Current HPI: 124.2656
• 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

-31.8% since first listed

5 events — show timeline

• 2026-05-07 Price Changed $75,000 GSBR as distributed by MLS GRID
• 2026-01-15 Listed $85,000 GSBR as distributed by MLS GRID
• 2024-12-06 Relisted — GSBR as distributed by MLS GRID
• 2024-07-22 Price Changed $99,000 GSBR as distributed by MLS GRID
• 2024-05-27 Listed $109,900 GSBR as distributed by MLS GRID