810 Norris St · Saxton, PA 16678

$39,900

3 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 60 Days on market

Built 1890 8,712 sqft lot $32/sqft · 66% below area ↓ 43% 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 +6.4/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2 story home in Saxton, there is broken plumbing in the basement and potential mold/discoloration

Key facts

• 8,712 sq ft lot
• Garage
• Built 1890

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $565 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#867 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Tussey Mountain SD (rural): math 26% / reading 46% proficiency, ranked #412 of 539 in PA (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 22 active listings in the ZIP; 54 units permitted in Bedford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($276 loan paydown + $1k appreciation (2.7% local appreciation)).
• Bedford County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y 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: property tax is 3.2% of price; built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $38,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.85% ✓
• Cap rate: 23.29%
• Cash-on-cash: 60.72%
• DSCR: 3.70
• GRM: 2.9

CMA / ARV

• ARV (median comp): $178,227
• List price: $39,900
• Delta: -77.61%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1006 Main St	0.28mi	3/2.0	1,356 (+8%)	3mo	$147,000	$108	68
917 Mifflin St	0.12mi	3/2.0	1,356 (+8%)	13mo	$175,000	$129	67
805 Branch St	0.34mi	3/2.0	1,248 (-1%)	16mo	$189,000	$151	65
600 16th St	0.56mi	2/1.0 (-1)	1,224 (-3%)	10mo	$31,000	$25	56

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

Projected returns pro-forma

2.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 65.3%
• Equity multiple: 4.60×
• Total profit: $40,262
• Equity at exit: $17,304

10-year hold

• IRR: 65.1%
• Equity multiple: 9.39×
• Total profit: $93,703
• Equity at exit: $26,182

Cash invested: $11,172 (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 16678

• Home prices YoY: 1.8%
• Active inventory: 22
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,135 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$106 /mo · $1,270/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $565

Break-even live

Break-even rent $420

Max offer price $39,900

Occupancy floor 45%

Sensitivity live

Price	-10% $588	-5% $577	+0% $565	+5% $554	+10% $543
Rent	-10% $476	-5% $520	+0% $565	+5% $610	+10% $655
Rate	-1.0pp $585	-0.5pp $575	base $565	+0.5pp $555	+1.0pp $544

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-08
   days on market $39,900 Active 60 DOM
2. 2026-06-08
   days on market $39,900 Active 59 DOM
3. 2026-06-07
   days on market $39,900 Active 58 DOM
4. 2026-06-04
   days on market $39,900 Active 55 DOM
5. 2026-06-02
   days on market $39,900 Active 54 DOM
6. 2026-06-01
   days on market $39,900 Active 53 DOM
7. 2026-05-31
   days on market $39,900 Active 52 DOM
8. 2026-04-09
   listed $39,900 Active 97-char remark

   Show marketing remark (97 chars)

   2 story home in Saxton, there is broken plumbing in the basement and potential mold/discoloration

9. 2010-02-12
   soldstatus $57,500 223-char remark

   Show marketing remark (223 chars)

   Two story, vinyl siding, good condition home on the edge of town. Quiet street with porches to enjoy views. Two-story home w/ vinyl siding and in good condition on the edge of town. Quiet street with porches to enjoy views.

10. 2010-02-12
    soldstatus $57,500

    Show marketing remark (223 chars)

    Two story, vinyl siding, good condition home on the edge of town. Quiet street with porches to enjoy views. Two-story home w/ vinyl siding and in good condition on the edge of town. Quiet street with porches to enjoy views.

11. 2009-09-11
    listed $70,000 223-char remark

    Show marketing remark (223 chars)

    Two story, vinyl siding, good condition home on the edge of town. Quiet street with porches to enjoy views. Two-story home w/ vinyl siding and in good condition on the edge of town. Quiet street with porches to enjoy views.

ⓘ 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: $1,270 · $106/mo
• Projected year-2 tax: $1,270 · $106/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 2/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥94°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: $13,625
• − Mortgage interest: −$2,235
• − Property taxes: −$1,270
• − Insurance: −$200
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$1,161
• Taxable income: $6,580
• Est. tax owed @ 24.0%: −$1,579
• After-tax cash flow: $5,204/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: Tussey Mountain SD
• NCES district ID: 4223970
• Math proficiency: 26% ▼ -8.00%
• Reading proficiency: 46% ▼ -10.00%
• Median HH income: $40,095
• Composite: 30.15/100
• National rank: #6329
• State rank: #412 of 539 in PA

Livability — Saxton

• Score: 68/100
• State rank: #867
• US rank: #9119

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Saxton, PA
• Population (ZIP): 2,461

Population outlook (Bedford County) Hauer SSP2

• Today (2025): 45,395 people
• By 2030: 43,353 · -4.5%
• By 2040: 38,858 · -14.4%
• By 2050: 34,162 · -24.7%
• By 2075: 24,868 · -45.2%
• By 2100: 16,910 · -62.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 2% Polish 2% Slovak 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Bedford

• 2024 margin: Solid R (+68.6) · D 15.4% · R 84.0%
• 2008→2024 swing: -23.8pp toward R · 2008: -44.8pp · 2024: -68.6pp
• All cycles: 2024: R+68.6 2020: R+67.7 2016: R+67.4 2012: R+54.9 2008: R+44.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.71%
• Current HPI: 150.9539
• 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

-43.0% since first listed

4 events — show timeline

• 2026-04-09 Listed $39,900 AHARMLS
• 2010-02-12 Sold (Public Records) $57,500 Public Records
• 2010-02-12 Sold (MLS) $57,500 AHARMLS
• 2009-09-11 Listed $70,000 AHARMLS

Property tax history

+2.5%/yr

Latest (2026): $1,270 · +10.7% YoY. Source: county tax records.