41 Wellsboro St · Tioga, PA 16946

$95,000

3 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 14 Days on market

Built 1919 0.33 ac lot $78/sqft · 30% below area Est $135k · 30% 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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• Appreciation +7.5/10.0
• 1% rule +7.4/10.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Solid opportunity in Tioga Borough with strong potential for owner-occupancy or investment. 41 Wellsboro Street offers a practical layout with a first floor bed and bath, with room for value-add improvements if desired. The property includes an eat in kitchen, spacious laundry room, and level outdoor area for additional use. Convenient location near local amenities enhances its long-term appeal and rental potential. A versatile property with multiple possibilities.

Key facts

• First floor bath
• Eat in kitchen
• Convenient location

Tags

• FIRST FLOOR BED
• FIRST FLOOR BATH
• EAT IN KITCHEN
• SPACIOUS LAUNDRY ROOM
• LEVEL OUTDOOR AREA
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: Detached garage; One garage space
• Utilities: Public water (connected); Sewer connected
• Home design: Two-story home; Existing construction
• Construction: Vinyl siding; Stone foundation
• Exterior features: Dirt driveway; Irregular lot; Main thoroughfare frontage

Interior

• Kitchen: Built-in range; Built-in oven; Gas cooktop; Refrigerator
• Bedrooms: Two main-level bedrooms
• Flooring: Carpet; Laminate; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas heating; Space heater; Wall furnace
• Interior features: Attic; Den; Eat-in kitchen; Separate/formal living room; Home office; Bedroom on main level
• Laundry & utility: Washer; Dryer; Laundry on main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).

Location & tenants

• Location reads 61/100 on livability (#1,388 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, schools D, health & safety D.
• 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: 7 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 $5k of equity ($657 loan paydown + $5k appreciation (5.0% 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 (5.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.24% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.30%
• DSCR: 1.50
• GRM: 6.7

CMA / ARV

• ARV (median comp): $134,822
• List price: $95,000
• Delta: -28.05%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Meadow St	0.05mi	3/2.0	1,348 (+10%)	13mo	$160,000	$119	66
25 Summit St	0.25mi	3/2.0	1,404 (+15%)	12mo	$56,000	$40	50
15782 Route 287	0.75mi	2/2.0 (-1)	1,332 (+9%)	18mo	$155,000	$116	26

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

Projected returns pro-forma

4.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.6%
• Equity multiple: 2.42×
• Total profit: $37,755
• Equity at exit: $53,694

10-year hold

• IRR: 22.1%
• Equity multiple: 4.78×
• Total profit: $100,476
• Equity at exit: $92,552

Cash invested: $26,600 (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 16946

• Home prices YoY: 1.6%
• Active inventory: 7
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,176 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$141 /mo · $1,689/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $251

Break-even live

Break-even rent $859

Max offer price $95,000

Occupancy floor 74%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $95,000 Active 14 DOM
2. 2026-06-17
   days on market $95,000 Active 13 DOM
3. 2026-06-16
   days on market $95,000 Active 12 DOM
4. 2026-06-15
   days on market $95,000 Active 11 DOM
5. 2026-06-13
   days on market $95,000 Active 9 DOM
6. 2026-06-12
   days on market $95,000 Active 8 DOM
7. 2026-06-09
   pricedays on market $95,000 Active 5 DOM
8. 2026-06-08
   days on market $97,000 Active 4 DOM

   Show marketing remark (469 chars)

   Solid opportunity in Tioga Borough with strong potential for owner-occupancy or investment. 41 Wellsboro Street offers a practical layout with a first floor bed and bath, with room for value-add improvements if desired. The property includes an eat in kitchen, spacious laundry room, and level outdoor area for additional use. Convenient location near local amenities enhances its long-term appeal and rental potential. A versatile property with multiple possibilities.

9. 2026-06-08
   days on market $97,000 Active 3 DOM

   Show marketing remark (469 chars)

   Solid opportunity in Tioga Borough with strong potential for owner-occupancy or investment. 41 Wellsboro Street offers a practical layout with a first floor bed and bath, with room for value-add improvements if desired. The property includes an eat in kitchen, spacious laundry room, and level outdoor area for additional use. Convenient location near local amenities enhances its long-term appeal and rental potential. A versatile property with multiple possibilities.

10. 2026-06-07
    remarks 470-char remark
11. 2026-06-07
    days on marketlisting id $97,000 Active 2 DOM
12. 2026-06-04
    days on market $97,000 Active 43 DOM
13. 2026-06-02
    days on market $97,000 Active 42 DOM
14. 2026-06-01
    days on market $97,000 Active 41 DOM
15. 2026-05-31
    days on market $97,000 Active 40 DOM
16. 2026-04-21
    listed $97,000 Active 469-char remark

    Show marketing remark (469 chars)

    Solid opportunity in Tioga Borough with strong potential for owner-occupancy or investment. 41 Wellsboro Street offers a practical layout with a first floor bed and bath, with room for value-add improvements if desired. The property includes an eat in kitchen, spacious laundry room, and level outdoor area for additional use. Convenient location near local amenities enhances its long-term appeal and rental potential. A versatile property with multiple possibilities.

17. 2025-10-23
    soldstatus $88,000
18. 2025-10-22
    soldstatus $88,000 Closed 623-char remark

    Show marketing remark (623 chars)

    Charming 4-Bedroom Home in Tioga Borough – Great Potential! This 4-bedroom, 1-bath home on a . 33-acre lot offers plenty of space and endless opportunities to make it your own. The property features a nice screened-in porch perfect for relaxing evenings, a large backyard for play or gardening, and a 1-car detached garage for additional storage. While the home does need some TLC, it's a solid investment for anyone looking to add personal touches. Located in Tioga Borough, you'll enjoy small-town living with convenient access to local amenities. Bring your vision and transform this property into your dream home!

19. 2025-09-22
    historical Active Under Contract 623-char remark

    Show marketing remark (623 chars)

    Charming 4-Bedroom Home in Tioga Borough – Great Potential! This 4-bedroom, 1-bath home on a . 33-acre lot offers plenty of space and endless opportunities to make it your own. The property features a nice screened-in porch perfect for relaxing evenings, a large backyard for play or gardening, and a 1-car detached garage for additional storage. While the home does need some TLC, it's a solid investment for anyone looking to add personal touches. Located in Tioga Borough, you'll enjoy small-town living with convenient access to local amenities. Bring your vision and transform this property into your dream home!

20. 2025-09-02
    status Active 623-char remark

    Show marketing remark (623 chars)

    Charming 4-Bedroom Home in Tioga Borough – Great Potential! This 4-bedroom, 1-bath home on a . 33-acre lot offers plenty of space and endless opportunities to make it your own. The property features a nice screened-in porch perfect for relaxing evenings, a large backyard for play or gardening, and a 1-car detached garage for additional storage. While the home does need some TLC, it's a solid investment for anyone looking to add personal touches. Located in Tioga Borough, you'll enjoy small-town living with convenient access to local amenities. Bring your vision and transform this property into your dream home!

21. 2025-08-29
    historical Active Under Contract 623-char remark

    Show marketing remark (623 chars)

    Charming 4-Bedroom Home in Tioga Borough – Great Potential! This 4-bedroom, 1-bath home on a . 33-acre lot offers plenty of space and endless opportunities to make it your own. The property features a nice screened-in porch perfect for relaxing evenings, a large backyard for play or gardening, and a 1-car detached garage for additional storage. While the home does need some TLC, it's a solid investment for anyone looking to add personal touches. Located in Tioga Borough, you'll enjoy small-town living with convenient access to local amenities. Bring your vision and transform this property into your dream home!

22. 2025-08-25
    listed $98,000 Active 623-char remark

    Show marketing remark (623 chars)

    Charming 4-Bedroom Home in Tioga Borough – Great Potential! This 4-bedroom, 1-bath home on a . 33-acre lot offers plenty of space and endless opportunities to make it your own. The property features a nice screened-in porch perfect for relaxing evenings, a large backyard for play or gardening, and a 1-car detached garage for additional storage. While the home does need some TLC, it's a solid investment for anyone looking to add personal touches. Located in Tioga Borough, you'll enjoy small-town living with convenient access to local amenities. Bring your vision and transform this property into your dream home!

23. 2019-11-01
    soldstatus $42,000
24. 2019-10-29
    soldstatus $42,000
25. 2019-04-22
    listed $58,500

ⓘ 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: $1,689 · $141/mo
• Projected year-2 tax: $1,689 · $141/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 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,113
• − Mortgage interest: −$5,321
• − Property taxes: −$1,689
• − Insurance: −$475
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$2,764
• Taxable income: $1,606
• Est. tax owed @ 24.0%: −$385
• After-tax cash flow: $2,622/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 — Tioga

• Score: 61/100
• State rank: #1388
• US rank: #17511

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tioga, PA
• Population (ZIP): 2,525

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 (96%)
• Race & ethnicity: White 96% Black 2% Hispanic / Latino 1%
• Common ancestry: Italian 3% Romanian 3% Iranian 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1% Spanish 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: ▲ 4.98%
• Current HPI: 312.2351
• 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

+62.4% since first listed

13 events — show timeline

• 2026-06-09 Price Changed $95,000 UNYREIS
• 2026-06-08 Price Changed $95,000 NMPA
• 2026-06-04 Listed $97,000 UNYREIS
• 2026-04-21 Listed $97,000 NMPA
• 2025-10-23 Sold (Public Records) $88,000 Public Records
• 2025-10-22 Sold (MLS) $88,000 NMPA
• 2025-09-22 Contingent — NMPA
• 2025-09-02 Relisted — NMPA
• 2025-08-29 Contingent — NMPA
• 2025-08-25 Listed $98,000 NMPA
• 2019-11-01 Sold (Public Records) $42,000 Public Records
• 2019-10-29 Sold (MLS) $42,000 NMPA
• 2019-04-22 Listed $58,500 NMPA

Property tax history

+2.5%/yr

Latest (2026): $1,689 · +1.7% YoY. Source: county tax records.