3 Pleasant St · Hamilton, PA 16912

$59,900

4 bd · 1.0 ba · 1,318 sqft · SingleFamily public records · 106 Days on market

Built 1901 0.42 ac lot $45/sqft · at area comps Est $62k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.1/15.0
• Appreciation +7.4/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Calling all visionaries and investors!! This 4- bedroom, 1-bathroom home is the perfect opportunity to bring this well-loved home back to life! This home sits on a quiet dead-end street with beautiful scenery, woods, and privacy to its backside of the property. Inside you will find a home with plenty of character and endless possibilities for creating your own custom space!

Key facts

• Privacy
• Beautiful scenery
• 0.42 acre lot

Tags

• QUIET DEAD-END STREET
• BEAUTIFUL SCENERY
• PRIVACY

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $55k (9.0% 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.
• 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; 32 units permitted in Tioga County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($414 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 106 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $60k implies a 87% 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 $54,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.77% ✓
• Cap rate: 14.36%
• Cash-on-cash: 28.82%
• DSCR: 2.28
• GRM: 4.7

CMA / ARV

• ARV (median comp): $62,134
• List price: $59,900
• Delta: -3.60%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 37.9%
• Equity multiple: 3.32×
• Total profit: $38,940
• Equity at exit: $33,358

10-year hold

• IRR: 36.2%
• Equity multiple: 6.72×
• Total profit: $95,869
• Equity at exit: $57,093

Cash invested: $16,772 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,063 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$98 /mo · $1,174/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $403

Break-even live

Break-even rent $553

Max offer price $59,900

Occupancy floor 57%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   status $59,900 Active 106 DOM
2. 2026-06-18
   days on market $59,900 Active Under Contract 106 DOM
3. 2026-06-17
   days on market $59,900 Active Under Contract 105 DOM
4. 2026-06-16
   days on market $59,900 Active Under Contract 104 DOM
5. 2026-06-15
   days on market $59,900 Active Under Contract 103 DOM
6. 2026-06-13
   days on market $59,900 Active Under Contract 101 DOM
7. 2026-06-12
   days on market $59,900 Active Under Contract 100 DOM
8. 2026-06-09
   days on market $59,900 Active Under Contract 97 DOM
9. 2026-06-08
   days on market $59,900 Active Under Contract 96 DOM
10. 2026-06-08
    days on market $59,900 Active Under Contract 95 DOM
11. 2026-06-07
    days on market $59,900 Active Under Contract 94 DOM
12. 2026-06-04
    days on market $59,900 Active Under Contract 91 DOM
13. 2026-06-02
    days on market $59,900 Active Under Contract 90 DOM
14. 2026-06-01
    status $59,900 Active Under Contract 89 DOM
15. 2026-06-01
    days on market $59,900 Active 89 DOM
16. 2026-05-31
    days on market $59,900 Active 88 DOM
17. 2026-05-19
    price $59,900 376-char remark

    Show marketing remark (376 chars)

    Calling all visionaries and investors!! This 4- bedroom, 1-bathroom home is the perfect opportunity to bring this well-loved home back to life! This home sits on a quiet dead-end street with beautiful scenery, woods, and privacy to its backside of the property. Inside you will find a home with plenty of character and endless possibilities for creating your own custom space!

18. 2026-05-12
    status Active 376-char remark

    Show marketing remark (376 chars)

    Calling all visionaries and investors!! This 4- bedroom, 1-bathroom home is the perfect opportunity to bring this well-loved home back to life! This home sits on a quiet dead-end street with beautiful scenery, woods, and privacy to its backside of the property. Inside you will find a home with plenty of character and endless possibilities for creating your own custom space!

19. 2026-04-22
    historical Active Under Contract 376-char remark

    Show marketing remark (376 chars)

    Calling all visionaries and investors!! This 4- bedroom, 1-bathroom home is the perfect opportunity to bring this well-loved home back to life! This home sits on a quiet dead-end street with beautiful scenery, woods, and privacy to its backside of the property. Inside you will find a home with plenty of character and endless possibilities for creating your own custom space!

20. 2026-03-04
    listed $69,900 Active 376-char remark

    Show marketing remark (376 chars)

    Calling all visionaries and investors!! This 4- bedroom, 1-bathroom home is the perfect opportunity to bring this well-loved home back to life! This home sits on a quiet dead-end street with beautiful scenery, woods, and privacy to its backside of the property. Inside you will find a home with plenty of character and endless possibilities for creating your own custom space!

21. 2011-03-02
    soldstatus $32,000
22. 2002-11-18
    soldstatus $47,000

ⓘ 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: $1,174 · $98/mo
• Projected year-2 tax: $1,174 · $98/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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 15 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: $12,756
• − Mortgage interest: −$3,355
• − Property taxes: −$1,174
• − Insurance: −$300
• − Repairs & maintenance: −$1,020
• − Management: −$1,020
• − Depreciation: −$1,743
• Taxable income: $4,143
• Est. tax owed @ 24.0%: −$994
• After-tax cash flow: $3,839/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 — Hamilton

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

Census & demographics

• Census place: Morris Run, PA
• 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

+27.4% since first listed

6 events — show timeline

• 2026-05-19 Price Changed $59,900 NMPA
• 2026-05-12 Relisted — NMPA
• 2026-04-22 Contingent — NMPA
• 2026-03-04 Listed $69,900 NMPA
• 2011-03-02 Sold (Public Records) $32,000 Public Records
• 2002-11-18 Sold (Public Records) $47,000 Public Records

Property tax history

+2.4%/yr

Latest (2026): $1,174 · +3.8% YoY. Source: county tax records.