221 S Williamson Rd · Blossburg, PA 16912

$60,000

2 bd · 1.0 ba · 577 sqft · SingleFamily public records · 234 Days on market

Built 1901 1.05 ac lot

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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 +28.5/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• 1% rule +7.1/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

BLOSSBURG, PA – This compact home offers big potential with 2 bedrooms, 1 full bath, and sits on a spacious 1.05-acre lot comprised of two parcels on one deed. The home features an efficient kitchen/living room combo, making the most of the available space. Located just minutes from Blossburg's Island Park and with quick access to Route 15, you're perfectly positioned for travel north to Corning, NY or south to Williamsport, PA. With a bit of TLC, this property could shine—ideal for a handyman special or investment opportunity. Don't miss your chance to make it your own!

Key facts

• 1.05 acre lot
• Built 1901
• Listed 234 days

Tags

• SPACIOUS 1.05 ACRE LOT
• QUICK ACCESS TO ROUTE 15

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($725 rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#671 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, schools F, amenities F.
• Southern Tioga SD (rural): math 25% / reading 45% proficiency, ranked #421 of 539 in PA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 32 units permitted in Tioga County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($415 loan paydown + $3k appreciation (4.8% 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 (4.8% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 234 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $60k implies a 500% 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 $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 234 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.21% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.04%
• DSCR: 1.62
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.6%
• Equity multiple: 2.53×
• Total profit: $25,788
• Equity at exit: $33,414

10-year hold

• IRR: 24.0%
• Equity multiple: 5.01×
• Total profit: $67,383
• Equity at exit: $57,189

Cash invested: $16,800 (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 16912

• Home prices YoY: 2.1%
• Active inventory: 14
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $725 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$36 /mo · $438/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$152
• Net cashflow: $197

Break-even live

Break-even rent $476

Max offer price $60,000

Occupancy floor 68%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
222 Main St #2 Blossburg, PA	2.0	1.0	700	$725	$1.04	44d	1	0.66mi

Listing history 22 events

1. 2026-06-18
   days on market $60,000 Active 234 DOM
2. 2026-06-17
   days on market $60,000 Active 233 DOM
3. 2026-06-16
   days on market $60,000 Active 232 DOM
4. 2026-06-15
   days on market $60,000 Active 231 DOM
5. 2026-06-13
   days on market $60,000 Active 229 DOM
6. 2026-06-12
   days on market $60,000 Active 228 DOM
7. 2026-06-09
   days on market $60,000 Active 225 DOM
8. 2026-06-08
   days on market $60,000 Active 224 DOM
9. 2026-06-08
   days on market $60,000 Active 223 DOM
10. 2026-06-07
    days on market $60,000 Active 222 DOM
11. 2026-06-04
    days on market $60,000 Active 219 DOM
12. 2026-06-02
    days on market $60,000 Active 218 DOM
13. 2026-06-01
    days on market $60,000 Active 217 DOM
14. 2026-05-31
    days on market $60,000 Active 216 DOM
15. 2026-03-08
    price $60,000 589-char remark

    Show marketing remark (583 chars)

    BLOSSBURG, PA - This compact home offers big potential with 2 bedrooms, 1 full bath, and sits on a spacious 1.05-acre lot comprised of two parcels on one deed. The home features an efficient kitchen/living room combo, making the most of the available space. Located just minutes from Blossburg's Island Park and with quick access to Route 15, you're perfectly positioned for travel north to Corning, NY or south to Williamsport, PA. With a bit of TLC, this property could shine—ideal for a handyman special or investment opportunity. Don't miss your chance to make it your own!

16. 2026-03-08
    price $60,000 583-char remark

    Show marketing remark (583 chars)

    BLOSSBURG, PA - This compact home offers big potential with 2 bedrooms, 1 full bath, and sits on a spacious 1.05-acre lot comprised of two parcels on one deed. The home features an efficient kitchen/living room combo, making the most of the available space. Located just minutes from Blossburg's Island Park and with quick access to Route 15, you're perfectly positioned for travel north to Corning, NY or south to Williamsport, PA. With a bit of TLC, this property could shine—ideal for a handyman special or investment opportunity. Don't miss your chance to make it your own!

17. 2025-09-09
    price $75,000 589-char remark

    Show marketing remark (589 chars)

    BLOSSBURG, PA – This compact home offers big potential with 2 bedrooms, 1 full bath, and sits on a spacious 1.05-acre lot comprised of two parcels on one deed. The home features an efficient kitchen/living room combo, making the most of the available space. Located just minutes from Blossburg's Island Park and with quick access to Route 15, you're perfectly positioned for travel north to Corning, NY or south to Williamsport, PA. With a bit of TLC, this property could shine—ideal for a handyman special or investment opportunity. Don't miss your chance to make it your own!

18. 2025-07-16
    listed $90,000 Active 589-char remark

    Show marketing remark (583 chars)

    BLOSSBURG, PA - This compact home offers big potential with 2 bedrooms, 1 full bath, and sits on a spacious 1.05-acre lot comprised of two parcels on one deed. The home features an efficient kitchen/living room combo, making the most of the available space. Located just minutes from Blossburg's Island Park and with quick access to Route 15, you're perfectly positioned for travel north to Corning, NY or south to Williamsport, PA. With a bit of TLC, this property could shine—ideal for a handyman special or investment opportunity. Don't miss your chance to make it your own!

19. 2025-07-16
    listed $75,000 Active 583-char remark

    Show marketing remark (583 chars)

    BLOSSBURG, PA - This compact home offers big potential with 2 bedrooms, 1 full bath, and sits on a spacious 1.05-acre lot comprised of two parcels on one deed. The home features an efficient kitchen/living room combo, making the most of the available space. Located just minutes from Blossburg's Island Park and with quick access to Route 15, you're perfectly positioned for travel north to Corning, NY or south to Williamsport, PA. With a bit of TLC, this property could shine—ideal for a handyman special or investment opportunity. Don't miss your chance to make it your own!

20. 2017-06-01
    soldstatus $10,000
21. 2011-08-24
    soldstatus $10,000
22. 1996-09-30
    soldstatus $24,900

ⓘ 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: $438 · $36/mo
• Projected year-2 tax: $693 · $58/mo
• Expected delta: +$255/yr (+$21/mo · 58.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥91°F today · 17 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: $8,700
• − Mortgage interest: −$3,361
• − Property taxes: −$438
• − Insurance: −$300
• − Repairs & maintenance: −$696
• − Management: −$696
• − Depreciation: −$1,745
• Taxable income: $1,464
• Est. tax owed @ 24.0%: −$351
• After-tax cash flow: $2,008/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: Southern Tioga SD
• NCES district ID: 4222370
• Math proficiency: 25% ▼ -15.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $44,260
• Composite: 29.72/100
• National rank: #6451
• State rank: #421 of 539 in PA

Livability — Blossburg

• Score: 71/100
• State rank: #671
• US rank: #6538

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blossburg, PA
• City population: 2,524
• Population (ZIP): 2,524

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 (95%)
• Race & ethnicity: White 95% Two or more races 2% Black 1% Asian 1%
• Common ancestry: Romanian 11% Slovak 2% Polish 2%
• Foreign-born: 2% · South Korea
• Languages at home: 98% English-only · German/W. Germanic 1% Other Indo-European 1%

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: ▲ 4.84%
• Current HPI: 233.5174
• 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

+141.0% since first listed

8 events — show timeline

• 2026-03-08 Price Changed $60,000 NMPA
• 2026-03-08 Price Changed $60,000 WBVAR
• 2025-09-09 Price Changed $75,000 NMPA
• 2025-07-16 Listed $90,000 NMPA
• 2025-07-16 Listed $75,000 WBVAR
• 2017-06-01 Sold (Public Records) $10,000 Public Records
• 2011-08-24 Sold (Public Records) $10,000 Public Records
• 1996-09-30 Sold (Public Records) $24,900 Public Records

Property tax history

-5.0%/yr

Latest (2026): $438 · +1.0% YoY. Source: county tax records.