82 Wagner Ave · Montgomery, PA 17752

$155,000

3 bd · 1.5 ba · 1,462 sqft · SingleFamily public records · 7 Days on market

Built 1901 4,356 sqft lot $106/sqft · at area comps Est $154k · at est.

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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 +17.1/30.0
• ARV discount +7.2/15.0
• Appreciation +6.9/10.0
• DSCR +5.3/10.0
• 1% rule +4.5/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This charming 3-bedroom, 1.5-bath home offers a wonderful blend of character, comfort, and investment potential! Inside, you'll find beautiful hardwood floors that add warmth and timeless appeal throughout much of the home. Enjoy relaxing on the covered front porch or on the rear deck. There is a fenced-in yard -- perfect for pets. Additional features include a detached one-car garage, replacement windows, efficient gas heat, a durable metal roof installed in 2013, and a new sewer main completed in 2017 for added peace of mind. Located in Flood Zone X, this property does not require flood insurance. Currently occupied with fantastic long-term tenants, this property presents an excellent op

Key facts

• Covered front porch
• Rear deck
• Hardwood floors

Tags

• HARDWOOD FLOORS
• COVERED FRONT PORCH
• REAR DECK
• FENCED-IN YARD
• DETACHED ONE-CAR GARAGE
• REPLACEMENT WINDOWS

Property features AI

Exterior

• Parking: Alley access
• Utilities: Public water
• Home design: Residential property; R1 zoning
• Construction: Frame construction with aluminum siding; Block foundation; Shingle roof; Built area above grade: 1,462
• Exterior features: Porch; Level lot

Interior

• Kitchen: Dishwasher; Refrigerator; Range
• Bedrooms: 6 total rooms (includes bedrooms and other rooms)
• Flooring: Wood flooring; Linoleum flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Hot water heating; No central cooling
• Interior features: Eat-in kitchen; Full basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/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 $148k (4.8% below list).
• Recommended offer: $148k (4.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#727 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Montgomery Area SD (town): math 46% / reading 54% proficiency, ranked #180 of 539 in PA (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Montgomery El Sch (math 47% / reading 58%, grade C-, #578 of 1,518 statewide, top 38%, 523 students, 48% FRL); Montgomery Jshs (math 42% / reading 47%, grade F, #196 of 437 statewide, top 47%, 417 students, 53% FRL) — zoned schools average 50% FRL vs 31% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 20 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 73 units permitted in Lycoming County in 2024 (15 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.8% local appreciation)).
• Lycoming County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,543 (4.8% below list)

Questions for the listing agent

1. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 7.13%
• Cash-on-cash: 3.00%
• DSCR: 1.13
• GRM: 8.8

CMA / ARV

• ARV (median comp): $153,898
• List price: $155,000
• Delta: 0.72%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
47 N Main St	0.39mi	3/1.5	1,448 (-1%)	4mo	$97,500	$67	77
82 Broad St	0.06mi	3/1.0	1,280 (-12%)	2mo	$134,000	$105	73
54 Broad St	0.13mi	3/1.5	1,344 (-8%)	13mo	$165,000	$123	70
65 E Houston Ave	0.21mi	3/1.5	1,632 (+12%)	5mo	$176,000	$108	66
48 Old Rd	0.66mi	3/2.0	1,492 (+2%)	13mo	$160,000	$107	53
20 Brook St	0.40mi	3/1.5	1,344 (-8%)	20mo	$135,000	$100	52
1934 Pinchtown Rd	0.64mi	3/3.0	1,456 (-0%)	18mo	$131,000	$90	49
15 Brook St	0.41mi	3/1.5	1,326 (-9%)	23mo	$153,000	$115	46
130 W Houston Ave	0.70mi	3/1.0	1,513 (+4%)	19mo	$207,500	$137	44
288 Stryker Ave	0.46mi	4/2.0 (+1)	1,680 (+15%)	11mo	$173,000	$103	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.75×
• Total profit: $32,497
• Equity at exit: $77,035

10-year hold

• IRR: 14.0%
• Equity multiple: 3.25×
• Total profit: $97,804
• Equity at exit: $124,774

Cash invested: $43,400 (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 17752

• Home prices YoY: 1.6%
• Active inventory: 20
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,475 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$180 /mo · $2,156/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $109

Break-even live

Break-even rent $1,338

Max offer price $155,000

Occupancy floor 88%

Sensitivity live

Price	-10% $196	-5% $152	+0% $109	+5% $65	+10% $21
Rent	-10% $-8	-5% $50	+0% $109	+5% $167	+10% $225
Rate	-1.0pp $187	-0.5pp $148	base $109	+0.5pp $68	+1.0pp $27

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
69 Broad St Montgomery, PA	3.0	1.5	1448	$1,665	$1.15	16d	1	0.09mi
56 Penn St Unit 58 Montgomery, PA	3.0	1.0	1070	$1,195	$1.12	45d	1	0.33mi
25 N Main St Montgomery, PA	2.0	1.0	1200	$865	$0.72	16d	1	0.40mi

Listing history 1 events

1. 2026-05-13
   listed $155,000 Active 784-char remark

ⓘ 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: $2,156 · $180/mo
• Projected year-2 tax: $2,302 · $192/mo
• Expected delta: +$147/yr (+$12/mo · 6.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥97°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,705
• − Mortgage interest: −$8,682
• − Property taxes: −$2,156
• − Insurance: −$775
• − Repairs & maintenance: −$1,416
• − Management: −$1,416
• − Depreciation: −$4,509
• Taxable loss: −$1,250
• Est. tax savings @ 24.0%: +$300
• After-tax cash flow: $1,602/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: Montgomery Area SD
• NCES district ID: 4215660
• Math proficiency: 46% ▼ -16.00%
• Reading proficiency: 54% ▼ -17.00%
• Median HH income: $49,345
• Composite: 42.69/100
• National rank: #3172
• State rank: #180 of 539 in PA

Livability — Montgomery

• Score: 71/100
• State rank: #727
• US rank: #7279

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montgomery, PA
• Population (ZIP): 4,867

Population outlook (Lycoming County) Hauer SSP2

• Today (2025): 114,164 people
• By 2030: 112,221 · -1.7%
• By 2040: 107,613 · -5.7%
• By 2050: 102,950 · -9.8%
• By 2075: 92,987 · -18.5%
• By 2100: 80,924 · -29.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Iranian 2% Romanian 2% Lithuanian 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 93% English-only · German/W. Germanic 6% Spanish 1%

Political lean MEDSL · Lycoming

• 2024 margin: Solid R (+41.5) · D 28.8% · R 70.3%
• 2008→2024 swing: -17.3pp toward R · 2008: -24.2pp · 2024: -41.5pp
• All cycles: 2024: R+41.5 2020: R+41.3 2016: R+44.8 2012: R+33.3 2008: R+24.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.83%
• Current HPI: 241.8799
• 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

2 events — show timeline

• 2026-05-20 Pending — WBVAR
• 2026-05-13 Listed $155,000 WBVAR

Property tax history

+2.9%/yr

Latest (2026): $2,156 · +4.1% YoY. Source: county tax records.