109 Taft Ave · Elkland, PA 16920

$48,000

2 bd · 1.0 ba · 1,053 sqft · SingleFamily public records · 102 Days on market

Built 1919 7,841 sqft lot $46/sqft · 43% below area Est $84k · 43% under ↓ 7% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.2/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Fantastic investment opportunity! This 2 bedroom, 1 bathroom fixer-upper needs someone to use their talents and bring their visions to life! This home has lots of potential, with its hardwood floors, large yard and quiet neighborhood! Would make a great rental income opportunity! Located in the heart of Elkland, near the NY border.

Key facts

• Large yard
• Heart of elkland
• Quiet neighborhood

Tags

• HARDWOOD FLOORS
• LARGE YARD
• QUIET NEIGHBORHOOD
• RENTAL INCOME OPPORTUNITY
• HEART OF ELKLAND

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($967 rent vs $48k).
• Recommended offer: $44k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#1,171 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, amenities F, commute F.
• Northern Tioga SD (rural): math 34% / reading 54% proficiency, ranked #301 of 539 in PA (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 32 units permitted in Tioga County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $545 of equity ($332 loan paydown + $213 appreciation (0.4% local appreciation)).
• Tioga County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.4% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1919 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,680 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 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 1919 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 2.01% ✓
• Cap rate: 17.00%
• Cash-on-cash: 38.23%
• DSCR: 2.70
• GRM: 4.1

CMA / ARV

• ARV (median comp): $84,086
• List price: $48,000
• Delta: -42.92%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

0.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.8%
• Equity multiple: 2.74×
• Total profit: $23,389
• Equity at exit: $15,011

10-year hold

• IRR: 37.7%
• Equity multiple: 5.36×
• Total profit: $58,593
• Equity at exit: $18,924

Cash invested: $13,440 (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 16920

• Home prices YoY: 0.2%
• Active inventory: 15
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $967 medium
• Mortgage (P&I): −$252
• Tax from tax record: −$64 /mo · $769/yr
• Insurance: −$20
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $373

Break-even live

Break-even rent $495

Max offer price $48,000

Occupancy floor 56%

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $48,000 Active 102 DOM
2. 2026-06-17
   days on market $48,000 Active 101 DOM
3. 2026-06-16
   days on market $48,000 Active 100 DOM
4. 2026-06-15
   days on market $48,000 Active 99 DOM
5. 2026-06-13
   days on market $48,000 Active 97 DOM
6. 2026-06-12
   days on market $48,000 Active 96 DOM
7. 2026-06-09
   days on market $48,000 Active 93 DOM
8. 2026-06-08
   days on market $48,000 Active 92 DOM
9. 2026-06-08
   days on market $48,000 Active 91 DOM
10. 2026-06-07
    pricedays on market $48,000 Active 90 DOM
11. 2026-06-04
    days on market $59,900 Active 87 DOM
12. 2026-06-02
    days on market $59,900 Active 86 DOM
13. 2026-06-01
    days on market $59,900 Active 85 DOM
14. 2026-05-31
    days on market $59,900 Active 84 DOM
15. 2026-05-05
    price $59,900 333-char remark

    Show marketing remark (333 chars)

    Fantastic investment opportunity! This 2 bedroom, 1 bathroom fixer-upper needs someone to use their talents and bring their visions to life! This home has lots of potential, with its hardwood floors, large yard and quiet neighborhood! Would make a great rental income opportunity! Located in the heart of Elkland, near the NY border.

16. 2026-03-08
    listed $64,500 Active 333-char remark

    Show marketing remark (333 chars)

    Fantastic investment opportunity! This 2 bedroom, 1 bathroom fixer-upper needs someone to use their talents and bring their visions to life! This home has lots of potential, with its hardwood floors, large yard and quiet neighborhood! Would make a great rental income opportunity! Located in the heart of Elkland, near the NY border.

ⓘ 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: $769 · $64/mo
• Projected year-2 tax: $769 · $64/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,605
• − Mortgage interest: −$2,689
• − Property taxes: −$769
• − Insurance: −$906
• − Repairs & maintenance: −$928
• − Management: −$928
• − Depreciation: −$1,396
• Taxable income: $3,987
• Est. tax owed @ 24.0%: −$957
• After-tax cash flow: $3,515/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: Northern Tioga SD
• NCES district ID: 4217730
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $41,816
• Composite: 36.95/100
• National rank: #4534
• State rank: #301 of 539 in PA

Livability — Elkland

• Score: 65/100
• State rank: #1171
• US rank: #13602

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elkland, PA
• Population (ZIP): 1,749

Population outlook (Tioga County) Hauer SSP2

• Today (2025): 40,253 people
• By 2030: 38,795 · -3.6%
• By 2040: 35,376 · -12.1%
• By 2050: 32,081 · -20.3%
• By 2075: 24,341 · -39.5%
• By 2100: 17,180 · -57.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Romanian 3% Slovak 3% Portuguese 2%
• Foreign-born: 0%

Political lean MEDSL · Tioga

• 2024 margin: Solid R (+51.8) · D 23.6% · R 75.4% · Other 1.0%
• 2008→2024 swing: -24.3pp toward R · 2008: -27.4pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+51.2 2016: R+53.6 2012: R+34.8 2008: R+27.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.44%
• Current HPI: 237.1456
• 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

-7.1% since first listed

2 events — show timeline

• 2026-05-05 Price Changed $59,900 NMPA
• 2026-03-08 Listed $64,500 NMPA

Property tax history

+0.1%/yr

Latest (2026): $769 · -56.3% YoY. Source: county tax records.