11068 Route 14 Hwy · Liberty, PA 17763

$45,000

4 bd · 1.5 ba · 2,015 sqft · SingleFamily · 173 Days on market

Built 1901 Poor condition 8,712 sqft lot $22/sqft · 59% below area ↓ 46% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Fixer upper situated in the village of Ralston. Victorian, 4-bedroom, with a bonus room that could be a 5th bedroom on the main floor, 1.5-bath home. Bring your vision and creativity. This home is an ''AS IS'' sale. Buyers pays 2% transfer tax. Property is an online acution. All offers submitted through the property's listing on www. auction.com. The will be subject to a 5% buyers premium.

Key facts

• 8,712 sq ft lot
• Built 1901
• Listed 172 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $45k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 28.5% vs local median 6.2% in Liberty — 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 72/100 on livability (#659 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety D, amenities F.
• Canton Area SD (rural): math 31% / reading 49% proficiency, ranked #361 of 539 in PA (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 73 units permitted in Lycoming County in 2024 (15 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($311 loan paydown + $1k appreciation (3.0% local appreciation)).
• Lycoming County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $5k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1901 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 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 1901 — 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: 3.22% ✓
• Cap rate: 28.53%
• Cash-on-cash: 79.41%
• DSCR: 4.53
• GRM: 2.6

CMA / ARV

• ARV (median comp): $109,579
• List price: $45,000
• Delta: -58.93%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 41.5%
• Equity multiple: 3.34×
• Total profit: $29,507
• Equity at exit: $20,234

10-year hold

• IRR: 41.6%
• Equity multiple: 6.73×
• Total profit: $72,139
• Equity at exit: $31,183

Cash invested: $12,600 (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 17763

• Active inventory: 4
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,449 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $373

Break-even live

Break-even rent $976

Max offer price $45,000

Occupancy floor 69%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-03
   days on market $45,000 Active 173 DOM
2. 2026-06-02
   days on market $45,000 Active 172 DOM
3. 2026-06-01
   days on market $45,000 Active 171 DOM
4. 2026-05-31
   days on market $45,000 Active 170 DOM
5. 2026-05-30
   days on market $45,000 Active 169 DOM
6. 2026-03-23
   status Active 392-char remark

   Show marketing remark (392 chars)

   Fixer upper situated in the village of Ralston. Victorian, 4-bedroom, with a bonus room that could be a 5th bedroom on the main floor, 1.5-bath home. Bring your vision and creativity. This home is an ''AS IS'' sale. Buyers pays 2% transfer tax. Property is an online acution. All offers submitted through the property's listing on www. auction.com. The will be subject to a 5% buyers premium.

7. 2026-02-04
   status Pending 392-char remark

   Show marketing remark (392 chars)

   Fixer upper situated in the village of Ralston. Victorian, 4-bedroom, with a bonus room that could be a 5th bedroom on the main floor, 1.5-bath home. Bring your vision and creativity. This home is an ''AS IS'' sale. Buyers pays 2% transfer tax. Property is an online acution. All offers submitted through the property's listing on www. auction.com. The will be subject to a 5% buyers premium.

8. 2025-12-08
   status Active 392-char remark

   Show marketing remark (392 chars)

   Fixer upper situated in the village of Ralston. Victorian, 4-bedroom, with a bonus room that could be a 5th bedroom on the main floor, 1.5-bath home. Bring your vision and creativity. This home is an ''AS IS'' sale. Buyers pays 2% transfer tax. Property is an online acution. All offers submitted through the property's listing on www. auction.com. The will be subject to a 5% buyers premium.

9. 2025-11-29
   historical 392-char remark

   Show marketing remark (392 chars)

   Fixer upper situated in the village of Ralston. Victorian, 4-bedroom, with a bonus room that could be a 5th bedroom on the main floor, 1.5-bath home. Bring your vision and creativity. This home is an ''AS IS'' sale. Buyers pays 2% transfer tax. Property is an online acution. All offers submitted through the property's listing on www. auction.com. The will be subject to a 5% buyers premium.

10. 2025-11-14
    price $45,000 392-char remark

    Show marketing remark (392 chars)

    Fixer upper situated in the village of Ralston. Victorian, 4-bedroom, with a bonus room that could be a 5th bedroom on the main floor, 1.5-bath home. Bring your vision and creativity. This home is an ''AS IS'' sale. Buyers pays 2% transfer tax. Property is an online acution. All offers submitted through the property's listing on www. auction.com. The will be subject to a 5% buyers premium.

11. 2025-10-15
    listed $50,000 Active 392-char remark

    Show marketing remark (392 chars)

    Fixer upper situated in the village of Ralston. Victorian, 4-bedroom, with a bonus room that could be a 5th bedroom on the main floor, 1.5-bath home. Bring your vision and creativity. This home is an ''AS IS'' sale. Buyers pays 2% transfer tax. Property is an online acution. All offers submitted through the property's listing on www. auction.com. The will be subject to a 5% buyers premium.

12. 2025-07-31
    status Active
13. 2024-10-28
    price $64,900
14. 2024-09-16
    price $69,900
15. 2024-09-10
    price $78,500
16. 2024-08-02
    listed $84,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 9 d/yr ≥91°F today · 20 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: $17,389
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$5,750
• − Repairs & maintenance: −$1,391
• − Management: −$1,391
• − Depreciation: −$1,309
• Taxable income: $4,352
• Est. tax owed @ 24.0%: −$1,045
• After-tax cash flow: $3,436/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 · 10 photos

Poor 20/100 Extensive rehab

This fixer-upper requires extensive renovations to bring it up to modern standards, with a focus on the kitchen, bathrooms, exterior, and HVAC system. The potential for significant value increase makes it a promising investment opportunity.

Repairs flagged

• Major kitchen cabinets — severely outdated and worn
• Major bathroom fixtures — old and possibly leaking
• Major flooring — damaged and in need of replacement
• Major interior walls — paint peeling and bare walls
• Major exterior siding — weathered and missing trim
• Major windows — old and possibly drafty

Value-add opportunities

• Both kitchen renovation — modernizing the kitchen would increase both resale and rental value
• Both bathroom renovation — upgrading the bathrooms would increase both resale and rental value
• Both exterior siding and trim — replacing the siding and adding new trim would improve curb appeal and increase both resale and rental value
• Both HVAC system — upgrading the HVAC system would improve comfort and energy efficiency, increasing both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely outdated and worn	Major	$15,000–50,000
bathroom fixtures · old and possibly leaking	Major	$15,000–50,000
flooring · damaged and in need of replacement	Major	$15,000–50,000
interior walls · paint peeling and bare walls	Major	$15,000–50,000
exterior siding · weathered and missing trim	Major	$15,000–50,000
windows · old and possibly drafty	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both kitchen renovation — modernizing the kitchen would increase both resale and rental value ↑
• Both bathroom renovation — upgrading the bathrooms would increase both resale and rental value ↑
• Both exterior siding and trim — replacing the siding and adding new trim would improve curb appeal and increase both resale and rental value ↑
• Both HVAC system — upgrading the HVAC system would improve comfort and energy efficiency, increasing both resale and rental value ↑

ⓘ 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: Canton Area SD
• NCES district ID: 4204920
• Math proficiency: 31% ▼ -7.00%
• Reading proficiency: 49% ▼ -7.00%
• Median HH income: $42,208
• Composite: 33.68/100
• National rank: #5387
• State rank: #361 of 539 in PA

Livability — Liberty

• Score: 72/100
• State rank: #659
• US rank: #6444

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

• City population: 6,139
• Population (ZIP): 264

Population outlook (Lycoming County) Hauer SSP2

• Today (2025): 114,164 people
• By 2030: 112,221 · -1.7%
• By 2040: 107,613 · -5.7%
• By 2050: 102,950 · -9.8%
• By 2075: 92,987 · -18.5%
• By 2100: 80,924 · -29.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Iranian 3% Lithuanian 3% Slovak 1%

Political lean MEDSL · Lycoming

• 2024 margin: Solid R (+41.5) · D 28.8% · R 70.3%
• 2008→2024 swing: -17.3pp toward R · 2008: -24.2pp · 2024: -41.5pp
• All cycles: 2024: R+41.5 2020: R+41.3 2016: R+44.8 2012: R+33.3 2008: R+24.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-46.4% since first listed

11 events — show timeline

• 2026-03-23 Relisted — WBVAR
• 2026-02-04 Pending — WBVAR
• 2025-12-08 Relisted — WBVAR
• 2025-11-29 Delisted — WBVAR
• 2025-11-14 Price Changed $45,000 WBVAR
• 2025-10-15 Listed $50,000 WBVAR
• 2025-07-31 Relisted — WBVAR
• 2024-10-28 Price Changed $64,900 WBVAR
• 2024-09-16 Price Changed $69,900 WBVAR
• 2024-09-10 Price Changed $78,500 WBVAR
• 2024-08-02 Listed $84,000 WBVAR