341 Main St · Great Bend, PA 18821

$154,900

15 bd · 9.0 ba · 1,400 sqft · MultiFamily · 130 Days on market

Built 1900 5,227 sqft lot $111/sqft · 15% above area Est $135k · 15% over

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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
• Appreciation +5.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.9/15.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 3 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Nice 3-unit rental property minutes from RT81 and local town stores for shopping in Great Bend and Hallstead. Two units occupied, each with 2 bedrooms, 1 bath along with washer/dryer hook ups and 3rd unit on upper floor with 1 bedroom, 1 bath. Tenants pay their own electric and water bills, with landlord paying trash and septic. Plenty of parking in the rear of the building. This would make for a great long-term investment or an owner occupy property.

Key facts

• Plenty of parking
• 5,227 sq ft lot
• Built 1900

Tags

• 3 UNIT RENTAL PROPERTY
• WASHER DRYER HOOK UPS
• PLENTY OF PARKING

What this means for you Summary

Snapshot

• This is a 2×2bd/1ba + 1×1bd/1ba units multifamily listed at $155k.

Deal economics

• At list price, monthly cash flow is $895 ($11k/yr) — positive. Per door: $298/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#1,008 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Blue Ridge SD (rural): math 29% / reading 56% proficiency, ranked #319 of 539 in PA (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Blue Ridge El Sch (math 35% / reading 54%, grade F, #815 of 1,518 statewide, top 56%, 495 students, 100% FRL); Blue Ridge Ms (math 19% / reading 58%, grade F, #275 of 512 statewide, top 55%, 219 students, 100% FRL); Blue Ridge Hs (math 54%, 290 students, 94% FRL) — zoned schools average 98% FRL vs 42% district-wide (56 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 9 active listings in the ZIP; 80 units permitted in Susquehanna County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, 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 130 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $155k implies a 210% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.62% ✓
• Cap rate: 13.22%
• Cash-on-cash: 24.75%
• DSCR: 2.10
• GRM: 5.1

CMA / ARV

• ARV (median comp): $135,119
• List price: $154,900
• Delta: 14.64%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 30.8%
• Equity multiple: 2.75×
• Total profit: $75,684
• Equity at exit: $69,650

10-year hold

• IRR: 31.2%
• Equity multiple: 5.37×
• Total profit: $189,681
• Equity at exit: $107,339

Cash invested: $43,372 (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 18821

• Active inventory: 9
• Price-to-rent: 15.0×

Monthly cashflow live

• Estimated rent: $2,517 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$217 /mo · $2,605/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $895

Break-even live

Break-even rent $1,385

Max offer price $154,900

Occupancy floor 59%

Sensitivity live

Price	-10% $982	-5% $938	+0% $895	+5% $851	+10% $807
Rent	-10% $696	-5% $795	+0% $895	+5% $994	+10% $1,093
Rate	-1.0pp $973	-0.5pp $934	base $895	+0.5pp $854	+1.0pp $814

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,718
1× unit	1	1	$798
Total (3 units)			$2,517

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $154,900 Active 130 DOM
2. 2026-06-21
   days on market $154,900 Active 129 DOM
3. 2026-06-21
   days on market $154,900 Active 128 DOM
4. 2026-06-18
   days on market $154,900 Active 126 DOM
5. 2026-06-17
   days on market $154,900 Active 125 DOM
6. 2026-06-16
   days on market $154,900 Active 124 DOM
7. 2026-06-15
   days on market $154,900 Active 123 DOM
8. 2026-06-13
   days on market $154,900 Active 121 DOM
9. 2026-06-12
   days on market $154,900 Active 120 DOM
10. 2026-06-09
    days on market $154,900 Active 117 DOM
11. 2026-06-08
    days on market $154,900 Active 116 DOM
12. 2026-06-08
    days on market $154,900 Active 115 DOM
13. 2026-06-07
    days on market $154,900 Active 114 DOM
14. 2026-06-04
    days on market $154,900 Active 111 DOM
15. 2026-06-02
    days on market $154,900 Active 110 DOM
16. 2026-06-01
    price $154,900 Active 109 DOM
17. 2026-06-01
    days on market $169,900 Active 109 DOM
18. 2026-05-31
    days on market $169,900 Active 108 DOM
19. 2026-02-13
    listed $169,900 Active 455-char remark

    Show marketing remark (455 chars)

    Nice 3-unit rental property minutes from RT81 and local town stores for shopping in Great Bend and Hallstead. Two units occupied, each with 2 bedrooms, 1 bath along with washer/dryer hook ups and 3rd unit on upper floor with 1 bedroom, 1 bath. Tenants pay their own electric and water bills, with landlord paying trash and septic. Plenty of parking in the rear of the building. This would make for a great long-term investment or an owner occupy property.

20. 2016-01-22
    soldstatus $50,000 252-char remark

    Show marketing remark (252 chars)

    Great investment opportunity with 3 unit house. Needs some work. Off street parking in rear. , Semi-Modern Kitchen: Y, Tax Information: Available, Kitchen: SemiMod, Baths: SemiMod, SqFt Fin - 3rd: 500.00, SqFt Fin - Main: 700.00, SqFt Fin - 2nd: 700.00

ⓘ 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: $2,605 · $217/mo
• Projected year-2 tax: $2,605 · $217/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) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°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: $30,204
• − Mortgage interest: −$8,677
• − Property taxes: −$2,605
• − Insurance: −$774
• − Repairs & maintenance: −$2,416
• − Management: −$2,416
• − Depreciation: −$4,506
• Taxable income: $8,809
• Est. tax owed @ 24.0%: −$2,114
• After-tax cash flow: $8,620/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: Blue Ridge SD
• NCES district ID: 4203900
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 56% ▼ -10.00%
• Median HH income: $45,421
• Composite: 36.02/100
• National rank: #4781
• State rank: #319 of 539 in PA

Livability — Great Bend

• Score: 67/100
• State rank: #1008
• US rank: #11121

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Great Bend, PA
• Population (ZIP): 1,046

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 (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 3% Russian 2% Iranian 2%
• Foreign-born: 3% · China, Canada, Vietnam
• Languages at home: 97% English-only · Spanish 1% Chinese 1%

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: —
• 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

+239.8% since first listed

2 events — show timeline

• 2026-02-13 Listed $169,900 GSBR as distributed by MLS GRID
• 2016-01-22 Sold (MLS) $50,000 GSBR as distributed by MLS GRID

Property tax history

+1.3%/yr

Latest (2026): $2,605 · +7.2% YoY. Source: county tax records.