3610 Musser Ln · Montgomery, PA 17756

$125,000

3 bd · 1.5 ba · 1,459 sqft · Other · 166 Days on market

Built 1900 Poor condition 4.62 ac lot $86/sqft · 57% below area ↓ 16% since listing

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Why this score? — see what drove the C+ 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 +27.5/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Appreciation +1.1/10.0
• Condition / age +1.0/5.0

Listing remarks MLS

* * PUBLIC AUCTION * * to be held on Tuesday, May 26th at 5:00 PM by Adventure Auctions LIC #AY002534. Listing price is not indicative of selling price and the property will be sold with owner's immediate confirmation on auction day. For more info on the action process visit adventure-auctions.com. This property has potential, but is in need of TLC. The 4.62-acre parcel is the real bonus for this property with private well and on-lot septic. There is a detached 2 car garage.

Key facts

• 1st floor living
• Spacious dining room
• 2 staircases

Tags

• PRIVATE 8164 ACRE LOT
• 2 STAIRCASES
• SPACIOUS DINING ROOM
• 1ST FLOOR LIVING
• AMPLE STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $125k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 3.5% in Montgomery — 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 71/100 on livability (#727 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Warrior Run SD (rural): math 40% / reading 55% proficiency, ranked #229 of 539 in PA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 41 active listings in the ZIP; 81 units permitted in Northumberland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Northumberland County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $54k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-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?
8. 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.
9. 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.
10. 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: 1.19% ✓
• Cap rate: 9.84%
• Cash-on-cash: 12.67%
• DSCR: 1.56
• GRM: 7.0

CMA / ARV

• ARV (median comp): $290,073
• List price: $125,000
• Delta: -56.91%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.7%
• Equity multiple: 0.97×
• Total profit: $-931
• Equity at exit: $18,638

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $24,145
• Equity at exit: $10,808

Cash invested: $35,000 (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 17756

• Home prices YoY: -3.2%
• Active inventory: 41
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,485 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$96 /mo · $1,151/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $303

Break-even live

Break-even rent $1,101

Max offer price $125,000

Occupancy floor 75%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   status $125,000 Pending 166 DOM
2. 2026-06-18
   days on market $125,000 Active 166 DOM
3. 2026-06-17
   days on market $125,000 Active 165 DOM
4. 2026-06-16
   days on market $125,000 Active 164 DOM
5. 2026-06-15
   days on market $125,000 Active 163 DOM
6. 2026-06-14
   days on market $125,000 Active 161 DOM
7. 2026-06-12
   days on market $125,000 Active 160 DOM
8. 2026-06-09
   days on market $125,000 Active 157 DOM
9. 2026-06-08
   days on market $125,000 Active 156 DOM
10. 2026-06-07
    days on market $125,000 Active 155 DOM
11. 2026-06-03
    days on market $125,000 Active 151 DOM
12. 2026-06-02
    days on market $125,000 Active 150 DOM
13. 2026-06-01
    days on market $125,000 Active 149 DOM
14. 2026-05-31
    days on market $125,000 Active 148 DOM
15. 2026-05-30
    days on market $125,000 Active 147 DOM
16. 2026-04-07
    status Active 483-char remark

    Show marketing remark (483 chars)

    * * PUBLIC AUCTION * * to be held on Tuesday, May 26th at 5:00 PM by Adventure Auctions LIC #AY002534. Listing price is not indicative of selling price and the property will be sold with owner's immediate confirmation on auction day. For more info on the action process visit adventure-auctions.com. This property has potential, but is in need of TLC. The 4.62-acre parcel is the real bonus for this property with private well and on-lot septic. There is a detached 2 car garage.

17. 2026-04-07
    historical 483-char remark

    Show marketing remark (483 chars)

    * * PUBLIC AUCTION * * to be held on Tuesday, May 26th at 5:00 PM by Adventure Auctions LIC #AY002534. Listing price is not indicative of selling price and the property will be sold with owner's immediate confirmation on auction day. For more info on the action process visit adventure-auctions.com. This property has potential, but is in need of TLC. The 4.62-acre parcel is the real bonus for this property with private well and on-lot septic. There is a detached 2 car garage.

18. 2026-03-23
    price $150,000 483-char remark

    Show marketing remark (483 chars)

    * * PUBLIC AUCTION * * to be held on Tuesday, May 26th at 5:00 PM by Adventure Auctions LIC #AY002534. Listing price is not indicative of selling price and the property will be sold with owner's immediate confirmation on auction day. For more info on the action process visit adventure-auctions.com. This property has potential, but is in need of TLC. The 4.62-acre parcel is the real bonus for this property with private well and on-lot septic. There is a detached 2 car garage.

19. 2026-02-19
    price $165,000 483-char remark

    Show marketing remark (483 chars)

    * * PUBLIC AUCTION * * to be held on Tuesday, May 26th at 5:00 PM by Adventure Auctions LIC #AY002534. Listing price is not indicative of selling price and the property will be sold with owner's immediate confirmation on auction day. For more info on the action process visit adventure-auctions.com. This property has potential, but is in need of TLC. The 4.62-acre parcel is the real bonus for this property with private well and on-lot septic. There is a detached 2 car garage.

20. 2026-01-03
    listed $179,000 Active 483-char remark

    Show marketing remark (483 chars)

    * * PUBLIC AUCTION * * to be held on Tuesday, May 26th at 5:00 PM by Adventure Auctions LIC #AY002534. Listing price is not indicative of selling price and the property will be sold with owner's immediate confirmation on auction day. For more info on the action process visit adventure-auctions.com. This property has potential, but is in need of TLC. The 4.62-acre parcel is the real bonus for this property with private well and on-lot septic. There is a detached 2 car garage.

ⓘ 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: $1,151 · $96/mo
• Projected year-2 tax: $1,563 · $130/mo
• Expected delta: +$412/yr (+$34/mo · 35.8%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 6 d/yr ≥96°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,817
• − Mortgage interest: −$7,002
• − Property taxes: −$1,151
• − Insurance: −$1,422
• − Repairs & maintenance: −$1,425
• − Management: −$1,425
• − Depreciation: −$3,636
• Taxable income: $1,755
• Est. tax owed @ 24.0%: −$421
• After-tax cash flow: $3,215/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 property requires extensive renovations and repairs to bring it up to a livable condition. Significant updates are needed to improve the home's value and functionality.

Repairs flagged

• Major kitchen cabinets — severely damaged and outdated
• Major bathroom fixtures — dated and in poor condition
• Major flooring — damaged and worn-out
• Major interior walls — peeling paint and outdated decor
• Major roof — visible damage
• Major exterior siding — damaged and in poor condition
• Major windows — broken glass and missing frames
• Major HVAC system — outdated and possibly non-functional
• Major landscaping — overgrown vegetation and unkempt appearance

Value-add opportunities

• Both renovate kitchen and bathrooms — modernizing these areas will significantly increase the home's value
• Both repair and replace damaged flooring — new flooring will improve the home's appearance and functionality
• Both repair and replace damaged roof — a new roof will protect the home and improve its curb appeal
• Both repair and replace broken windows — new windows will improve the home's energy efficiency and appearance
• Both repair and replace HVAC system — a new HVAC system will improve the home's comfort and energy efficiency
• Both landscape and improve curb appeal — a well-maintained exterior will improve the home's curb appeal and attract potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely damaged and outdated	Major	$15,000–50,000
bathroom fixtures · dated and in poor condition	Major	$15,000–50,000
flooring · damaged and worn-out	Major	$15,000–50,000
interior walls · peeling paint and outdated decor	Major	$15,000–50,000
roof · visible damage	Major	$15,000–50,000
exterior siding · damaged and in poor condition	Major	$15,000–50,000
windows · broken glass and missing frames	Major	$15,000–50,000
HVAC system · outdated and possibly non-functional	Major	$15,000–50,000
landscaping · overgrown vegetation and unkempt appearance	Major	$15,000–50,000
Total estimated repair cost · 9 items		$135,000–450,000

Value-add ROI direction

• Both renovate kitchen and bathrooms — modernizing these areas will significantly increase the home's value ↑
• Both repair and replace damaged flooring — new flooring will improve the home's appearance and functionality ↑
• Both repair and replace damaged roof — a new roof will protect the home and improve its curb appeal ↑
• Both repair and replace broken windows — new windows will improve the home's energy efficiency and appearance ↑
• Both repair and replace HVAC system — a new HVAC system will improve the home's comfort and energy efficiency ↑
• Both landscape and improve curb appeal — a well-maintained exterior will improve the home's curb appeal and attract potential buyers ↑

ⓘ 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: Warrior Run SD
• NCES district ID: 4224870
• Math proficiency: 40% ▼ -17.00%
• Reading proficiency: 55% ▼ -8.00%
• Median HH income: $49,500
• Composite: 40.61/100
• National rank: #3694
• State rank: #229 of 539 in PA

Livability — Montgomery

• Score: 71/100
• State rank: #727
• US rank: #7279

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,525

Population outlook (Northumberland County) Hauer SSP2

• Today (2025): 90,896 people
• By 2030: 89,084 · -2.0%
• By 2040: 84,822 · -6.7%
• By 2050: 80,521 · -11.4%
• By 2075: 72,152 · -20.6%
• By 2100: 62,257 · -31.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Two or more races 3% Black 2%
• Common ancestry: Lithuanian 2% Romanian 2% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Northumberland

• 2024 margin: Solid R (+39.9) · D 29.6% · R 69.5%
• 2008→2024 swing: -26.1pp toward R · 2008: -13.8pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+38.5 2016: R+43.6 2012: R+19.4 2008: R+13.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.73%
• Current HPI: 233.9965
• 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

-16.2% since first listed

5 events — show timeline

• 2026-04-07 Relisted — WBVAR
• 2026-04-07 Delisted — WBVAR
• 2026-03-23 Price Changed $150,000 WBVAR
• 2026-02-19 Price Changed $165,000 WBVAR
• 2026-01-03 Listed $179,000 WBVAR