1009 Front St · Athens, PA 18810

$150,000

4 bd · 2.0 ba · 1,533 sqft · SingleFamily · 144 Days on market

Built 1876 0.50 ac lot $98/sqft · 20% below area Est $187k · 20% 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).

• Cash flow +15.8/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• Schools +4.1/10.0
• 1% rule +4.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.3/10.0

Listing remarks MLS

If you've been wanting a 3-4 bedroom home just outside of town, this is the one! Good sized eat-in kitchen with newer Hickory cabinets alongside a large pantry, dining room, living room with propane heater, updated 3/4 bath with laundry, and 2 bedrooms on the first floor. Second floor has a full bath and 2 bedrooms, one being captured. Carport to protect your vehicle. Nice flat back yard, all on half an acre. Make an appointment today! * * * Seller Motivated * * *

Key facts

• Propane heater
• Updated bath
• Flat back yard

Tags

• EAT-IN KITCHEN
• HICKORY CABINETS
• LARGE PANTRY
• PROPANE HEATER
• UPDATED BATH
• FLAT BACK YARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $69 ($830/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (9.6% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#1,024 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B; Watch: schools C-, employment D+, amenities F.
• 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: 14 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 66 units permitted in Bradford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Bradford County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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.
• Current owner paid $51k; list at $150k implies a 194% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1876 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 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 1876 — 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: 0.90% ✗
• Cap rate: 6.85%
• Cash-on-cash: 1.98%
• DSCR: 1.09
• GRM: 9.2

CMA / ARV

• ARV (median comp): $187,011
• List price: $150,000
• Delta: -19.79%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 Sierra View Rd	0.34mi	3/1.5 (-1)	1,322 (-14%)	1mo	$195,597	$148	54

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

Projected returns pro-forma

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

5-year hold

• IRR: -13.2%
• Equity multiple: 0.53×
• Total profit: $-19,900
• Equity at exit: $22,365

10-year hold

• IRR: -4.2%
• Equity multiple: 0.72×
• Total profit: $-11,656
• Equity at exit: $12,969

Cash invested: $42,000 (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 18810

• Home prices YoY: -3.2%
• Active inventory: 14
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,357 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$153 /mo · $1,841/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $69

Break-even live

Break-even rent $1,269

Max offer price $150,000

Occupancy floor 90%

Sensitivity live

Price	-10% $154	-5% $112	+0% $69	+5% $27	+10% $-16
Rent	-10% $-38	-5% $16	+0% $69	+5% $123	+10% $176
Rate	-1.0pp $145	-0.5pp $107	base $69	+0.5pp $30	+1.0pp $-9

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3005 U.S. 220 Athens, PA	2.0–3.0	2.0	920	$1,250	$1.36	45d	2	1.37mi

Listing history 25 events

1. 2026-06-19
   days on market $150,000 Active 144 DOM
2. 2026-06-18
   days on market $150,000 Active 143 DOM
3. 2026-06-17
   days on market $150,000 Active 142 DOM
4. 2026-06-16
   days on market $150,000 Active 141 DOM
5. 2026-06-15
   days on market $150,000 Active 140 DOM
6. 2026-06-14
   days on market $150,000 Active 138 DOM
7. 2026-06-12
   days on market $150,000 Active 137 DOM
8. 2026-06-09
   days on market $150,000 Active 134 DOM
9. 2026-06-08
   days on market $150,000 Active 133 DOM
10. 2026-06-07
    days on market $150,000 Active 132 DOM
11. 2026-06-04
    days on market $150,000 Active 128 DOM
12. 2026-06-02
    days on market $150,000 Active 127 DOM
13. 2026-06-01
    days on market $150,000 Active 126 DOM
14. 2026-05-31
    days on market $150,000 Active 125 DOM
15. 2026-05-31
    days on market $150,000 Active 124 DOM
16. 2026-04-30
    price $150,000 473-char remark

    Show marketing remark (473 chars)

    If you've been wanting a 3-4 bedroom home just outside of town, this is the one! Good sized eat-in kitchen with newer Hickory cabinets alongside a large pantry, dining room, living room with propane heater, updated 3/4 bath with laundry, and 2 bedrooms on the first floor. Second floor has a full bath and 2 bedrooms, one being captured. Carport to protect your vehicle. Nice flat back yard, all on half an acre. Make an appointment today! * * * Seller Motivated * * *

17. 2026-04-24
    status Active 473-char remark

    Show marketing remark (473 chars)

    If you've been wanting a 3-4 bedroom home just outside of town, this is the one! Good sized eat-in kitchen with newer Hickory cabinets alongside a large pantry, dining room, living room with propane heater, updated 3/4 bath with laundry, and 2 bedrooms on the first floor. Second floor has a full bath and 2 bedrooms, one being captured. Carport to protect your vehicle. Nice flat back yard, all on half an acre. Make an appointment today! * * * Seller Motivated * * *

18. 2026-03-27
    historical Active Under Contract 473-char remark

    Show marketing remark (473 chars)

    If you've been wanting a 3-4 bedroom home just outside of town, this is the one! Good sized eat-in kitchen with newer Hickory cabinets alongside a large pantry, dining room, living room with propane heater, updated 3/4 bath with laundry, and 2 bedrooms on the first floor. Second floor has a full bath and 2 bedrooms, one being captured. Carport to protect your vehicle. Nice flat back yard, all on half an acre. Make an appointment today! * * * Seller Motivated * * *

19. 2026-01-26
    listed $153,000 Active 473-char remark

    Show marketing remark (473 chars)

    If you've been wanting a 3-4 bedroom home just outside of town, this is the one! Good sized eat-in kitchen with newer Hickory cabinets alongside a large pantry, dining room, living room with propane heater, updated 3/4 bath with laundry, and 2 bedrooms on the first floor. Second floor has a full bath and 2 bedrooms, one being captured. Carport to protect your vehicle. Nice flat back yard, all on half an acre. Make an appointment today! * * * Seller Motivated * * *

20. 2025-10-25
    status Active
21. 2025-09-28
    historical Active Under Contract
22. 2025-08-26
    price $156,900
23. 2025-07-16
    listed $159,900 Active
24. 2017-10-30
    soldstatus $51,000
25. 2017-03-13
    listed $60,000

ⓘ 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: $1,841 · $153/mo
• Projected year-2 tax: $2,106 · $175/mo
• Expected delta: +$264/yr (+$22/mo · 14.4%)

ⓘ 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 3/10 Moderate 8 d/yr ≥93°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: $16,279
• − Mortgage interest: −$8,402
• − Property taxes: −$1,841
• − Insurance: −$750
• − Repairs & maintenance: −$1,302
• − Management: −$1,302
• − Depreciation: −$4,364
• Taxable loss: −$1,682
• Est. tax savings @ 24.0%: +$404
• After-tax cash flow: $1,234/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 — Athens

• Score: 66/100
• State rank: #1024
• US rank: #11787

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bradford County · 5,774 people
• City population: 5,774
• Metro: Sayre, PA
• Population (ZIP): 5,774
• Household income: $58,750
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 81.0

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 2% Asian 2%
• Common ancestry: Slovak 6% Romanian 3% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Asian/Pacific 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: ▼ -5.33%
• Current HPI: 159.9371
• Rent YoY: —
• Metro: Sayre, PA
• 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

+150.0% since first listed

10 events — show timeline

• 2026-04-30 Price Changed $150,000 NMPA
• 2026-04-24 Relisted — NMPA
• 2026-03-27 Contingent — NMPA
• 2026-01-26 Listed $153,000 NMPA
• 2025-10-25 Relisted — NMPA
• 2025-09-28 Contingent — NMPA
• 2025-08-26 Price Changed $156,900 NMPA
• 2025-07-16 Listed $159,900 NMPA
• 2017-10-30 Sold (MLS) $51,000 NMPA
• 2017-03-13 Listed $60,000 NMPA

Property tax history

+1.6%/yr

Latest (2026): $1,841 · +6.1% YoY. Source: county tax records.