2488 Hatch Hill Rd · Albany, PA 18833

$112,500

3 bd · 2.0 ba · 1,475 sqft · SingleFamily · 58 Days on market

4.99 ac lot $76/sqft · 37% above area Est $82k · 37% over

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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 +24.2/30.0
• DSCR +7.8/10.0
• Appreciation +6.6/10.0
• 1% rule +6.3/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Property is being SOLD AS IS. All contents remain. Basement sustained substantial water this Spring and furnace was under water. CASH ONLY offers. Please allow 45 to 60 days for court approval for the guardianship. Gas and mineral rights were sold previously.

Key facts

• 4.99 acre lot
• Listed 58 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $109k (3.0% 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.
• Wyalusing Area SD (rural): math 24% / reading 48% proficiency, ranked #400 of 539 in PA (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 12 active listings in the ZIP; 66 units permitted in Bradford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($778 loan paydown + $4k appreciation (3.2% local appreciation)).
• Bradford County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~5 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 58 days — a 3% lower offer ($109k) is reasonable based on typical stale-listing flexibility.

Recommended offer $109,125 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.13% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.58%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (median comp): $81,994
• List price: $112,500
• Delta: 37.20%
• Verdict: OVERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

3.24% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.1%
• Equity multiple: 1.93×
• Total profit: $29,336
• Equity at exit: $52,099

10-year hold

• IRR: 17.5%
• Equity multiple: 3.62×
• Total profit: $82,638
• Equity at exit: $81,489

Cash invested: $31,500 (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 18833

• Home prices YoY: 2.3%
• Active inventory: 12
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,275 medium
• Mortgage (P&I): −$590
• Tax from tax record: −$145 /mo · $1,744/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $225

Break-even live

Break-even rent $990

Max offer price $112,500

Occupancy floor 77%

Sensitivity live

Price	-10% $289	-5% $257	+0% $225	+5% $193	+10% $161
Rent	-10% $124	-5% $175	+0% $225	+5% $275	+10% $326
Rate	-1.0pp $282	-0.5pp $254	base $225	+0.5pp $196	+1.0pp $166

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: $28,125
• Closing costs: $3,375
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-09
   days on market $112,500 Active 58 DOM
2. 2026-06-08
   days on market $112,500 Active 57 DOM
3. 2026-06-08
   days on market $112,500 Active 56 DOM
4. 2026-06-05
   days on market $112,500 Active 54 DOM
5. 2026-06-04
   days on market $112,500 Active 52 DOM
6. 2026-06-02
   days on market $112,500 Active 51 DOM
7. 2026-06-01
   days on market $112,500 Active 50 DOM
8. 2026-05-31
   days on market $112,500 Active 49 DOM
9. 2026-04-12
   listed $112,500 Active 259-char remark

   Show marketing remark (259 chars)

   Property is being SOLD AS IS. All contents remain. Basement sustained substantial water this Spring and furnace was under water. CASH ONLY offers. Please allow 45 to 60 days for court approval for the guardianship. Gas and mineral rights were sold previously.

ⓘ 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: $1,744 · $145/mo
• Projected year-2 tax: $1,761 · $147/mo
• Expected delta: +$17/yr (+$1/mo · 1.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°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: $15,301
• − Mortgage interest: −$6,302
• − Property taxes: −$1,744
• − Insurance: −$562
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − Depreciation: −$3,273
• Taxable income: $971
• Est. tax owed @ 24.0%: −$233
• After-tax cash flow: $2,468/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: Wyalusing Area SD
• NCES district ID: 4226700
• Math proficiency: 24% ▼ -10.00%
• Reading proficiency: 48% ▼ -10.00%
• Median HH income: $51,219
• Composite: 31.2/100
• National rank: #6043
• State rank: #400 of 539 in PA

Livability — Albany

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

Census & demographics

• Population (ZIP): 2,061

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 (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Romanian 5% Iranian 2% Scotch-Irish 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 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: ▲ 3.24%
• Current HPI: 145.2386
• 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

1 event — show timeline

• 2026-04-12 Listed $112,500 LCAR

Property tax history

+2.7%/yr

Latest (2026): $1,744 · +6.0% YoY. Source: county tax records.