12 Simpatico Ln · North Towanda, PA 18848

$99,900

2 bd · 1.0 ba · 1,076 sqft · SingleFamily · 94 Days on market

Built 1950 2.69 ac lot $93/sqft · 50% below area Est $199k · 50% under ↓ 17% since listing

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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 +17.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• 1% rule +5.0/10.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy the serenity of the water flowing by from your porch or yard. Older ranch home on partial basement w additions. Central Air. Oversized 2 car garage with lots of room for a workshop. Insulated and heated. .Perfect for a young contractor or someone looking for a spot for their business.

Key facts

• Porch
• Yard
• Heated

Tags

• PORCH
• YARD
• OVERSIZED GARAGE
• WORKSHOP
• INSULATED
• HEATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $14 ($166/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: 74 active listings in the ZIP; 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 $691 of loan paydown is wiped out by about $3k 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 94 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.00% ✓
• Cap rate: 7.26%
• Cash-on-cash: 3.44%
• DSCR: 1.15
• GRM: 8.3

CMA / ARV

• ARV (median comp): $199,445
• List price: $99,900
• Delta: -49.91%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -15.3%
• Equity multiple: 0.46×
• Total profit: $-15,239
• Equity at exit: $14,895

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-11,860
• Equity at exit: $8,638

Cash invested: $27,972 (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 18848

• Home prices YoY: -21.2%
• Active inventory: 74
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$144 /mo · $1,726/yr
• Insurance: −$42
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $14

Break-even live

Break-even rent $982

Max offer price $99,900

Occupancy floor 94%

Sensitivity live

Price	-10% $70	-5% $42	+0% $14	+5% $-14	+10% $-43
Rent	-10% $-65	-5% $-26	+0% $14	+5% $53	+10% $93
Rate	-1.0pp $64	-0.5pp $39	base $14	+0.5pp $-12	+1.0pp $-38

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-16
   status $99,900 Pending 94 DOM
2. 2026-06-15
   days on market $99,900 Active 94 DOM
3. 2026-06-14
   days on market $99,900 Active 92 DOM
4. 2026-06-12
   days on market $99,900 Active 91 DOM
5. 2026-06-09
   days on market $99,900 Active 88 DOM
6. 2026-06-08
   days on market $99,900 Active 87 DOM
7. 2026-06-07
   days on market $99,900 Active 86 DOM
8. 2026-06-04
   days on market $99,900 Active 82 DOM
9. 2026-06-02
   statusdays on market $99,900 Active 81 DOM
10. 2026-05-14
    status Pending 291-char remark

    Show marketing remark (291 chars)

    Enjoy the serenity of the water flowing by from your porch or yard. Older ranch home on partial basement w additions. Central Air. Oversized 2 car garage with lots of room for a workshop. Insulated and heated. .Perfect for a young contractor or someone looking for a spot for their business.

11. 2026-04-18
    price $99,900 291-char remark

    Show marketing remark (291 chars)

    Enjoy the serenity of the water flowing by from your porch or yard. Older ranch home on partial basement w additions. Central Air. Oversized 2 car garage with lots of room for a workshop. Insulated and heated. .Perfect for a young contractor or someone looking for a spot for their business.

12. 2026-02-23
    listed $119,900 Active 291-char remark

    Show marketing remark (291 chars)

    Enjoy the serenity of the water flowing by from your porch or yard. Older ranch home on partial basement w additions. Central Air. Oversized 2 car garage with lots of room for a workshop. Insulated and heated. .Perfect for a young contractor or someone looking for a spot for their business.

ⓘ 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: $1,726 · $144/mo
• Projected year-2 tax: $1,726 · $144/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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 15 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: $11,995
• − Mortgage interest: −$5,596
• − Property taxes: −$1,726
• − Insurance: −$1,297
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$2,906
• Taxable loss: −$1,450
• Est. tax savings @ 24.0%: +$348
• After-tax cash flow: $514/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 — North Towanda

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 8,625

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 (96%)
• Race & ethnicity: White 96% Black 1% Hispanic / Latino 1% Two or more races 1%
• Common ancestry: Iranian 3% Polish 3% Romanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -42.57%
• Current HPI: 158.5429
• 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

-16.7% since first listed

3 events — show timeline

• 2026-05-14 Pending — NMPA
• 2026-04-18 Price Changed $99,900 NMPA
• 2026-02-23 Listed $119,900 NMPA

Property tax history

+0.8%/yr

Latest (2019): $1,726 · +0.7% YoY. Source: county tax records.