208 Second St · Ulster, PA 18850

$104,900

4 bd · 1.0 ba · 1,850 sqft · SingleFamily · 169 Days on market

Built 1886 0.41 ac lot $57/sqft · 44% below area Est $188k · 44% under ↓ 19% 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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Appreciation +6.6/10.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity awaits in the Town of Ulster! Bring your vision to this solid home. With nice bones, newer vinyl siding, some newer windows, solid kitchen cabinets, and a generous nearly half-acre lot! With some TLC and updates, this property has strong potential to shine. Furnace condition unknown. Ideal for investors, renovators, or buyers looking to build equity in a desirable in-town location, with plenty of outdoor space. Being sold as is

Key facts

• Newer vinyl siding
• 0.41 acre lot
• Garage

Tags

• NEWER VINYL SIDING
• SOLID KITCHEN CABINETS
• GENEROUS NEARLY HALF-ACRE LOT
• PLENTY OF OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% 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.
• Athens Area SD (town): math 38% / reading 58% proficiency, ranked #227 of 539 in PA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP; 66 units permitted in Bradford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($725 loan paydown + $3k appreciation (3.2% local appreciation)).
• Bradford County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1886 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 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 1886 — 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: 1.32% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.56%
• DSCR: 1.60
• GRM: 6.3

CMA / ARV

• ARV (median comp): $187,812
• List price: $104,900
• Delta: -44.15%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7679 Ulster Rd	0.11mi	3/2.0 (-1)	1,960 (+6%)	10mo	$185,000	$94	68

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

Projected returns pro-forma

3.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 2.19×
• Total profit: $34,945
• Equity at exit: $48,354

10-year hold

• IRR: 21.7%
• Equity multiple: 4.18×
• Total profit: $93,472
• Equity at exit: $75,455

Cash invested: $29,372 (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 18850

• Home prices YoY: 2.0%
• Active inventory: 3
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,390 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$172 /mo · $2,066/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $332

Break-even live

Break-even rent $970

Max offer price $104,900

Occupancy floor 71%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $104,900 Active 169 DOM
2. 2026-06-18
   days on market $104,900 Active 168 DOM
3. 2026-06-17
   days on market $104,900 Active 167 DOM
4. 2026-06-16
   days on market $104,900 Active 166 DOM
5. 2026-06-15
   days on market $104,900 Active 165 DOM
6. 2026-06-14
   days on market $104,900 Active 163 DOM
7. 2026-06-12
   days on market $104,900 Active 162 DOM
8. 2026-06-09
   days on market $104,900 Active 159 DOM
9. 2026-06-08
   days on market $104,900 Active 158 DOM
10. 2026-06-07
    days on market $104,900 Active 157 DOM
11. 2026-06-04
    days on market $104,900 Active 153 DOM
12. 2026-06-02
    days on market $104,900 Active 152 DOM
13. 2026-06-01
    days on market $104,900 Active 151 DOM
14. 2026-05-31
    days on market $104,900 Active 150 DOM
15. 2026-05-31
    days on market $104,900 Active 149 DOM
16. 2026-05-19
    price $104,900 443-char remark

    Show marketing remark (443 chars)

    Opportunity awaits in the Town of Ulster! Bring your vision to this solid home. With nice bones, newer vinyl siding, some newer windows, solid kitchen cabinets, and a generous nearly half-acre lot! With some TLC and updates, this property has strong potential to shine. Furnace condition unknown. Ideal for investors, renovators, or buyers looking to build equity in a desirable in-town location, with plenty of outdoor space. Being sold as is

17. 2026-03-11
    price $119,900 443-char remark

    Show marketing remark (443 chars)

    Opportunity awaits in the Town of Ulster! Bring your vision to this solid home. With nice bones, newer vinyl siding, some newer windows, solid kitchen cabinets, and a generous nearly half-acre lot! With some TLC and updates, this property has strong potential to shine. Furnace condition unknown. Ideal for investors, renovators, or buyers looking to build equity in a desirable in-town location, with plenty of outdoor space. Being sold as is

18. 2026-01-01
    listed $129,900 Active 443-char remark

    Show marketing remark (443 chars)

    Opportunity awaits in the Town of Ulster! Bring your vision to this solid home. With nice bones, newer vinyl siding, some newer windows, solid kitchen cabinets, and a generous nearly half-acre lot! With some TLC and updates, this property has strong potential to shine. Furnace condition unknown. Ideal for investors, renovators, or buyers looking to build equity in a desirable in-town location, with plenty of outdoor space. Being sold as is

19. 2025-10-10
    price $129,900

ⓘ 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: $2,066 · $172/mo
• Projected year-2 tax: $2,066 · $172/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) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $16,679
• − Mortgage interest: −$5,876
• − Property taxes: −$2,066
• − Insurance: −$524
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$3,052
• Taxable income: $2,492
• Est. tax owed @ 24.0%: −$598
• After-tax cash flow: $3,386/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: Athens Area SD
• NCES district ID: 4202670
• Math proficiency: 38% ▼ -3.00%
• Reading proficiency: 58% ▼ -2.00%
• Median HH income: $45,684
• Composite: 40.64/100
• National rank: #3683
• State rank: #227 of 539 in PA

Livability — Ulster

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

Census & demographics

• Census place: Ulster, PA
• Population (ZIP): 1,964

Population outlook (Bradford County) Hauer SSP2

• Today (2025): 57,236 people
• By 2030: 54,660 · -4.5%
• By 2040: 49,502 · -13.5%
• By 2050: 44,277 · -22.6%
• By 2075: 33,420 · -41.6%
• By 2100: 22,919 · -60.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Asian 1%
• Common ancestry: Romanian 3% Iranian 2% Slovak 2%
• Foreign-born: 1% · Vietnam
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Bradford

• 2024 margin: Solid R (+47.9) · D 25.6% · R 73.5%
• 2008→2024 swing: -29.5pp toward R · 2008: -18.4pp · 2024: -47.9pp
• All cycles: 2024: R+47.9 2020: R+44.9 2016: R+46.0 2012: R+24.6 2008: R+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.20%
• Current HPI: 161.5472
• 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

-19.2% since first listed

4 events — show timeline

• 2026-05-19 Price Changed $104,900 NMPA
• 2026-03-11 Price Changed $119,900 NMPA
• 2026-01-01 Listed $129,900 NMPA
• 2025-10-10 Price Changed $129,900 GSBR as distributed by MLS GRID

Property tax history

+1.4%/yr

Latest (2026): $2,066 · +9.6% YoY. Source: county tax records.