84 Spring St · Great Bend, PA 18821

$122,000

3 bd · 2.0 ba · 950 sqft · Other · 302 Days on market

Built 1997 10,018 sqft lot

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Why this score? — see what drove the D+ 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 +15.3/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +4.7/10.0
• 1% rule +4.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this well-maintained one-story double-wide home, perfectly situated on a quiet street and close to town and the local park. Offering 3 bedrooms and 2 full baths, this property features a newer roof, a covered back deck for relaxing outdoors, and a newer shed for added storage. The lot provides beautiful views of the river, creating a peaceful setting to call home. Whether you're looking for a primary residence or an investment opportunity with rental potential, this home checks the boxes. No Ogm convey, Sold ''as is''

Key facts

• Newer roof
• Newer shed
• Covered back deck

Tags

• NEWER ROOF
• COVERED BACK DECK
• NEWER SHED
• BEAUTIFUL VIEWS OF THE RIVER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $122k.

Deal economics

• At list price, monthly cash flow is $45 ($542/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 $110k (9.8% below list).
• Recommended offer: $107k (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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 80 units permitted in Susquehanna County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($843 loan paydown + $4k 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 $34k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 302 days — a 12% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $28k; list at $122k implies a 334% gain — meaningful room to come down on a strong offer.

Recommended offer $107,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 302 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.90% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.59%
• DSCR: 1.07
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 9.0%
• Equity multiple: 1.51×
• Total profit: $17,577
• Equity at exit: $54,856

10-year hold

• IRR: 11.5%
• Equity multiple: 2.71×
• Total profit: $58,569
• Equity at exit: $84,540

Cash invested: $34,160 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$640
• Tax from tax record: −$133 /mo · $1,599/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $45

Break-even live

Break-even rent $1,043

Max offer price $122,000

Occupancy floor 91%

Sensitivity live

Price	-10% $114	-5% $80	+0% $45	+5% $11	+10% $-24
Rent	-10% $-42	-5% $2	+0% $45	+5% $89	+10% $132
Rate	-1.0pp $107	-0.5pp $76	base $45	+0.5pp $14	+1.0pp $-19

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: $30,500
• Closing costs: $3,660
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
266 Hinkley Dr Unit 2 Hallstead, PA	2.0	1.0	800	$1,100	$1.38	45d	1	0.28mi
249 Hinkley Dr Unit 4 Hallstead, PA	2.0	1.5	1000	$1,100	$1.10	23d	1	0.29mi
15 Susquehanna Ave Hallstead, PA	2.0	1.0	1000	$1,100	$1.10	15d	1	0.59mi

Listing history 19 events

1. 2026-06-21
   days on market $122,000 Active 302 DOM
2. 2026-06-21
   days on market $122,000 Active 301 DOM
3. 2026-06-18
   days on market $122,000 Active 299 DOM
4. 2026-06-17
   days on market $122,000 Active 298 DOM
5. 2026-06-16
   days on market $122,000 Active 297 DOM
6. 2026-06-15
   days on market $122,000 Active 296 DOM
7. 2026-06-13
   days on market $122,000 Active 294 DOM
8. 2026-06-12
   days on market $122,000 Active 293 DOM
9. 2026-06-09
   days on market $122,000 Active 290 DOM
10. 2026-06-08
    days on market $122,000 Active 289 DOM
11. 2026-06-08
    days on market $122,000 Active 288 DOM
12. 2026-06-07
    days on market $122,000 Active 287 DOM
13. 2026-06-04
    days on market $122,000 Active 284 DOM
14. 2026-06-02
    days on market $122,000 Active 283 DOM
15. 2026-06-01
    days on market $122,000 Active 282 DOM
16. 2026-05-31
    days on market $122,000 Active 281 DOM
17. 2025-08-22
    listed $122,000 Active 534-char remark

    Show marketing remark (534 chars)

    Welcome to this well-maintained one-story double-wide home, perfectly situated on a quiet street and close to town and the local park. Offering 3 bedrooms and 2 full baths, this property features a newer roof, a covered back deck for relaxing outdoors, and a newer shed for added storage. The lot provides beautiful views of the river, creating a peaceful setting to call home. Whether you're looking for a primary residence or an investment opportunity with rental potential, this home checks the boxes. No Ogm convey, Sold ''as is''

18. 2019-01-27
    listed $69,900
19. 2017-12-21
    soldstatus $28,100

ⓘ 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: $1,599 · $133/mo
• Projected year-2 tax: $1,763 · $147/mo
• Expected delta: +$164/yr (+$14/mo · 10.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,200
• − Mortgage interest: −$6,834
• − Property taxes: −$1,599
• − Insurance: −$610
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$3,549
• Taxable loss: −$1,504
• Est. tax savings @ 24.0%: +$361
• After-tax cash flow: $903/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

+334.2% since first listed

3 events — show timeline

• 2025-08-22 Listed $122,000 GSBR as distributed by MLS GRID
• 2019-01-27 Listed $69,900 GSBR as distributed by MLS GRID
• 2017-12-21 Sold (Public Records) $28,100 Public Records

Property tax history

+1.8%/yr

Latest (2026): $1,599 · +7.2% YoY. Source: county tax records.