70 Cruser St · Montrose, PA 18801

$179,900

3 bd · 3.5 ba · 2,057 sqft · Other · 39 Days on market

Built 1950 0.34 ac lot $87/sqft · 23% below area Est $233k · 23% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.2/30.0
• Appreciation +6.6/10.0
• 1% rule +4.2/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• DSCR +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Adorable 3bd/3.5b multi-level home on corner lot in town. Levels are 4-5 steps each. Lower level Family rm has a wd/stove, half bath w/ laundry, access door to back covered porch & att/2c garage. Main flloor has a side entrance from deck into kitchen plus front door entrance into charming lvrm with flagstone frpl & hdwd flrs. Dining area has blt-in cabinets, hdwd flrs & 2nd native stone frpl. Appl. kitchen w/ birtch cabinets, stainless steel sink & ceiling fan. Five steps up to 2nd floor, 2 bedrooms with attached full baths, hdwd flrs, ceiling fans & closets. Four steps up to 3rd flr bedroom with full bath & separate room with closet. Could be used as a dressing rm, office or exercise rm. Attic storage has access from 3rd bedroom. Large level backyard for entertaining. Paved driveway and lots of lovely plantings. Walk a few blocks to downtown or elementary school & playground. Oil & gas rights are negotiable. , Baths: 1 Bath Lev 3,Semi-Modern, Old, 2+ Bath Lev 2,1 Half Lev L, Beds: 2+ Bed 2nd, 1 Bed 3rd, SqFt Fin - Main: 616.00, SqFt Fin - 3rd: 510.00, Tax Information: Available, Dining Area: Y, Semi-Modern Kitchen: Y, SqFt Fin - 2nd: 616.00

Key facts

• Attached garage
• Natural gas line
• Multi-level home

Tags

• MULTI-LEVEL HOME
• EASILY MAINTAINED LOT
• ATTACHED GARAGE
• SPACIOUS FAMILY ROOM
• HARDWOOD FLOORS
• NATURAL GAS LINE

Property features AI

Finance

• Other: Living area reported as 2,057 (above grade finished area 2,057); Living area and room counts include a bonus room (20 x 8) and a large family room (35 x 15)

Exterior

• Parking: Attached garage and driveway; 1 garage space
• Utilities: Public water; Public sewer; Electricity connected (200 amps or less); Natural gas available; Cable not available
• Home design: Single-family residence (house); Multi/split levels; Built in 1950; Block foundation
• Construction: Shingle siding; Wood siding; Composition roof; Block foundation; Year built 1950
• Exterior features: Covered porch/patio; Composition roof; Shingle and wood siding; Other lot features; Public maintained asphalt city street frontage

Interior

• Kitchen: Electric cooktop; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms (Bedroom 1: 9.6 x 15; Bedroom 2: 13 x 15; Bedroom 3: 10 x 15)
• Flooring: Hardwood; Linoleum; Laminate
• Bathrooms: 4 bathrooms total (3 full, 1 half)
• Heating & cooling: Forced air heating (oil); No cooling
• Interior features: Built-in features; See remarks; Double-sided wood-burning fireplace in the living room; Attic storage; Block basement
• Laundry & utility: Washer and dryer; Laundry located in bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath other listed at $180k.

Deal economics

• At list price, monthly cash flow is $-35 ($-421/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (8.3% below list).
• Recommended offer: $165k (8.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#461 in PA, #4,203 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Montrose Area SD (rural): math 35% / reading 61% proficiency, ranked #214 of 539 in PA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 80 units permitted in Susquehanna County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.1% local appreciation)).
• Susquehanna County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $165,000 (8.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.84%
• DSCR: 0.96
• GRM: 9.1

CMA / ARV

• ARV (median comp): $233,271
• List price: $179,900
• Delta: -22.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

3.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.1%
• Equity multiple: 1.41×
• Total profit: $20,788
• Equity at exit: $82,239

10-year hold

• IRR: 9.8%
• Equity multiple: 2.50×
• Total profit: $75,713
• Equity at exit: $127,798

Cash invested: $50,372 (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 18801

• Home prices YoY: 2.4%
• Active inventory: 39
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$320 /mo · $3,843/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-35

Break-even live

Break-even rent $1,694

Max offer price $173,702

Occupancy floor 97%

Sensitivity live

Price	-10% $67	-5% $16	+0% $-35	+5% $-86	+10% $-137
Rent	-10% $-165	-5% $-100	+0% $-35	+5% $30	+10% $95
Rate	-1.0pp $56	-0.5pp $11	base $-35	+0.5pp $-82	+1.0pp $-129

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Grow Ave Unit A Montrose, PA	2.0	2.0	1510	$1,650	$1.09	44d	1	0.55mi

Listing history 22 events

1. 2026-06-19
   days on market $179,900 Active 39 DOM
2. 2026-06-18
   days on market $179,900 Active 38 DOM
3. 2026-06-17
   days on market $179,900 Active 37 DOM
4. 2026-06-16
   days on market $179,900 Active 36 DOM
5. 2026-06-15
   days on market $179,900 Active 35 DOM
6. 2026-06-14
   days on market $179,900 Active 33 DOM
7. 2026-06-13
   days on market $179,900 Active 32 DOM
8. 2026-06-10
   days on market $179,900 Active 30 DOM
9. 2026-06-09
   days on market $179,900 Active 29 DOM
10. 2026-06-08
    days on market $179,900 Active 28 DOM
11. 2026-06-07
    days on market $179,900 Active 27 DOM
12. 2026-06-05
    days on market $179,900 Active 24 DOM
13. 2026-06-03
    days on market $179,900 Active 23 DOM
14. 2026-06-02
    days on market $179,900 Active 22 DOM
15. 2026-06-01
    days on market $179,900 Active 21 DOM
16. 2026-05-31
    days on market $179,900 Active 20 DOM
17. 2026-05-30
    days on market $179,900 Active 19 DOM
18. 2026-05-11
    listed $179,900 Active 525-char remark
19. 2022-01-31
    soldstatus $157,500 Closed 1208-char remark

    Show marketing remark (1208 chars)

    Adorable 3bd/3.5b multi-level home on corner lot in town. Levels are 4-5 steps each. Lower level Family rm has a wd/stove, half bath w/ laundry, access door to back covered porch & att/2c garage. Main flloor has a side entrance from deck into kitchen plus front door entrance into charming lvrm with flagstone frpl & hdwd flrs. Dining area has blt-in cabinets, hdwd flrs & 2nd native stone frpl. Appl. kitchen w/ birtch cabinets, stainless steel sink & ceiling fan. Five steps up to 2nd floor, 2 bedrooms with attached full baths, hdwd flrs, ceiling fans & closets. Four steps up to 3rd flr bedroom with full bath & separate room with closet. Could be used as a dressing rm, office or exercise rm. Attic storage has access from 3rd bedroom. Large level backyard for entertaining. Paved driveway and lots of lovely plantings. Walk a few blocks to downtown or elementary school & playground. Oil & gas rights are negotiable. , Baths: 1 Bath Lev 3,Semi-Modern, Old, 2+ Bath Lev 2,1 Half Lev L, Beds: 2+ Bed 2nd, 1 Bed 3rd, SqFt Fin - Main: 616.00, SqFt Fin - 3rd: 510.00, Tax Information: Available, Dining Area: Y, Semi-Modern Kitchen: Y, SqFt Fin - 2nd: 616.00

20. 2022-01-31
    soldstatus $157,500

    Show marketing remark (1208 chars)

    Adorable 3bd/3.5b multi-level home on corner lot in town. Levels are 4-5 steps each. Lower level Family rm has a wd/stove, half bath w/ laundry, access door to back covered porch & att/2c garage. Main flloor has a side entrance from deck into kitchen plus front door entrance into charming lvrm with flagstone frpl & hdwd flrs. Dining area has blt-in cabinets, hdwd flrs & 2nd native stone frpl. Appl. kitchen w/ birtch cabinets, stainless steel sink & ceiling fan. Five steps up to 2nd floor, 2 bedrooms with attached full baths, hdwd flrs, ceiling fans & closets. Four steps up to 3rd flr bedroom with full bath & separate room with closet. Could be used as a dressing rm, office or exercise rm. Attic storage has access from 3rd bedroom. Large level backyard for entertaining. Paved driveway and lots of lovely plantings. Walk a few blocks to downtown or elementary school & playground. Oil & gas rights are negotiable. , Baths: 1 Bath Lev 3,Semi-Modern, Old, 2+ Bath Lev 2,1 Half Lev L, Beds: 2+ Bed 2nd, 1 Bed 3rd, SqFt Fin - Main: 616.00, SqFt Fin - 3rd: 510.00, Tax Information: Available, Dining Area: Y, Semi-Modern Kitchen: Y, SqFt Fin - 2nd: 616.00

21. 2021-12-16
    status Pending 1208-char remark

    Show marketing remark (1208 chars)

    Adorable 3bd/3.5b multi-level home on corner lot in town. Levels are 4-5 steps each. Lower level Family rm has a wd/stove, half bath w/ laundry, access door to back covered porch & att/2c garage. Main flloor has a side entrance from deck into kitchen plus front door entrance into charming lvrm with flagstone frpl & hdwd flrs. Dining area has blt-in cabinets, hdwd flrs & 2nd native stone frpl. Appl. kitchen w/ birtch cabinets, stainless steel sink & ceiling fan. Five steps up to 2nd floor, 2 bedrooms with attached full baths, hdwd flrs, ceiling fans & closets. Four steps up to 3rd flr bedroom with full bath & separate room with closet. Could be used as a dressing rm, office or exercise rm. Attic storage has access from 3rd bedroom. Large level backyard for entertaining. Paved driveway and lots of lovely plantings. Walk a few blocks to downtown or elementary school & playground. Oil & gas rights are negotiable. , Baths: 1 Bath Lev 3,Semi-Modern, Old, 2+ Bath Lev 2,1 Half Lev L, Beds: 2+ Bed 2nd, 1 Bed 3rd, SqFt Fin - Main: 616.00, SqFt Fin - 3rd: 510.00, Tax Information: Available, Dining Area: Y, Semi-Modern Kitchen: Y, SqFt Fin - 2nd: 616.00

22. 2021-10-07
    listed $169,000 Active 1208-char remark

    Show marketing remark (1208 chars)

    Adorable 3bd/3.5b multi-level home on corner lot in town. Levels are 4-5 steps each. Lower level Family rm has a wd/stove, half bath w/ laundry, access door to back covered porch & att/2c garage. Main flloor has a side entrance from deck into kitchen plus front door entrance into charming lvrm with flagstone frpl & hdwd flrs. Dining area has blt-in cabinets, hdwd flrs & 2nd native stone frpl. Appl. kitchen w/ birtch cabinets, stainless steel sink & ceiling fan. Five steps up to 2nd floor, 2 bedrooms with attached full baths, hdwd flrs, ceiling fans & closets. Four steps up to 3rd flr bedroom with full bath & separate room with closet. Could be used as a dressing rm, office or exercise rm. Attic storage has access from 3rd bedroom. Large level backyard for entertaining. Paved driveway and lots of lovely plantings. Walk a few blocks to downtown or elementary school & playground. Oil & gas rights are negotiable. , Baths: 1 Bath Lev 3,Semi-Modern, Old, 2+ Bath Lev 2,1 Half Lev L, Beds: 2+ Bed 2nd, 1 Bed 3rd, SqFt Fin - Main: 616.00, SqFt Fin - 3rd: 510.00, Tax Information: Available, Dining Area: Y, Semi-Modern Kitchen: Y, SqFt Fin - 2nd: 616.00

ⓘ 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: $3,843 · $320/mo
• Projected year-2 tax: $3,843 · $320/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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥91°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $19,800
• − Mortgage interest: −$10,077
• − Property taxes: −$3,843
• − Insurance: −$900
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$5,233
• Taxable loss: −$3,421
• Est. tax savings @ 24.0%: +$821
• After-tax cash flow: $400/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: Montrose Area SD
• NCES district ID: 4215810
• Math proficiency: 35% ▼ -16.00%
• Reading proficiency: 61% ▼ -10.00%
• Median HH income: $50,819
• Composite: 41.1/100
• National rank: #3569
• State rank: #214 of 539 in PA

Livability — Montrose

• Score: 75/100
• State rank: #461
• US rank: #4203

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montrose, PA
• Population (ZIP): 7,838

Population outlook (Susquehanna County) Hauer SSP2

• Today (2025): 37,552 people
• By 2030: 35,270 · -6.1%
• By 2040: 30,663 · -18.3%
• By 2050: 26,492 · -29.5%
• By 2075: 19,658 · -47.7%
• By 2100: 15,179 · -59.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 4% Slovak 2% Iranian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Susquehanna

• 2024 margin: Solid R (+44.7) · D 27.2% · R 71.9%
• 2008→2024 swing: -33.0pp toward R · 2008: -11.7pp · 2024: -44.7pp
• All cycles: 2024: R+44.7 2020: R+41.2 2016: R+42.9 2012: R+21.4 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.13%
• Current HPI: 133.3042
• 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

+6.4% since first listed

5 events — show timeline

• 2026-05-11 Listed $179,900 GSBR as distributed by MLS GRID
• 2022-01-31 Sold (Public Records) $157,500 Public Records
• 2022-01-31 Sold (MLS) $157,500 GSBR as distributed by MLS GRID
• 2021-12-16 Pending — GSBR as distributed by MLS GRID
• 2021-10-07 Listed $169,000 GSBR as distributed by MLS GRID

Property tax history

+2.5%/yr

Latest (2026): $3,843 · +4.2% YoY. Source: county tax records.