189 Potter Brook Rd · Westfield, PA 16950

$129,900

3 bd · 1.5 ba · 2,258 sqft · SingleFamily public records · 109 Days on market

Built 1959 27 ac lot $58/sqft · 37% below area Est $207k · 37% under ↓ 15% 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).

• ARV discount +15.0/15.0
• Cash flow +12.7/30.0
• Appreciation +6.4/10.0
• 1% rule +4.0/10.0
• DSCR +3.8/10.0
• 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

* Motivated Seller * Charming 3-bed, 2-bath ranch on 27 acres in Tioga County, ready to be restored and transformed into your dream home or country getaway. Nestled in a peaceful rural setting surrounded by mature woods, this property offers privacy, space, and endless potential. Inside, you'll find solid bones and a functional layout featuring a 2-car attached garage, a family room with a stone fireplace, a spacious open-concept kitchen/dining area and plenty of space to gather. Step outside to enjoy the serene surroundings from two covered porches, overlooking a level, cleared yard that transitions into your own private wooded sanctuary. Whether you envision outdoor entertaining, gardening, or simply soaking in nature, this property provides the perfect backdrop. Located just outside of town with a fishing stream nearby and just a short drive to State Game Lands, this home offers the best of country living with convenience nearby. Bring your vision and make this peaceful retreat yours.

Key facts

• Covered porches
• Mature woods
• Open-concept kitchen

Tags

• 27.11 ACRES
• MATURE WOODS
• STONE FIREPLACE
• OPEN-CONCEPT KITCHEN
• COVERED PORCHES
• LEVEL CLEARED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-81 ($-971/yr) — negative.
• To cash-flow at today's rent, offer at most $116k (11.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (10.4% below list).
• Recommended offer: $116k (11.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 64/100 on livability (#1,184 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: schools D, health & safety D, amenities 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: 14 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 $5k of equity ($898 loan paydown + $4k appreciation (2.9% 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 (2.9% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $53k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,610 (11.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 6.16%
• Cash-on-cash: -0.48%
• DSCR: 0.98
• GRM: 9.3

CMA / ARV

• ARV (median comp): $207,460
• List price: $129,900
• Delta: -37.39%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

2.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.7%
• Equity multiple: 1.27×
• Total profit: $9,845
• Equity at exit: $57,630

10-year hold

• IRR: 7.9%
• Equity multiple: 2.19×
• Total profit: $43,313
• Equity at exit: $88,215

Cash invested: $36,372 (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 16950

• Home prices YoY: 1.0%
• Active inventory: 14
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,164 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$199 /mo · $2,386/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $-81

Break-even live

Break-even rent $1,267

Max offer price $115,610

Occupancy floor —

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-07
   statusdays on market $129,900 Pending 109 DOM
2. 2026-06-04
   days on market $129,900 Active 107 DOM
3. 2026-06-02
   days on market $129,900 Active 106 DOM
4. 2026-06-01
   days on market $129,900 Active 105 DOM
5. 2026-05-31
   days on market $129,900 Active 104 DOM
6. 2026-05-15
   price $129,900 1003-char remark

   Show marketing remark (1003 chars)

   * Motivated Seller * Charming 3-bed, 2-bath ranch on 27 acres in Tioga County, ready to be restored and transformed into your dream home or country getaway. Nestled in a peaceful rural setting surrounded by mature woods, this property offers privacy, space, and endless potential. Inside, you'll find solid bones and a functional layout featuring a 2-car attached garage, a family room with a stone fireplace, a spacious open-concept kitchen/dining area and plenty of space to gather. Step outside to enjoy the serene surroundings from two covered porches, overlooking a level, cleared yard that transitions into your own private wooded sanctuary. Whether you envision outdoor entertaining, gardening, or simply soaking in nature, this property provides the perfect backdrop. Located just outside of town with a fishing stream nearby and just a short drive to State Game Lands, this home offers the best of country living with convenience nearby. Bring your vision and make this peaceful retreat yours.

7. 2026-04-22
   price $139,900 1003-char remark

   Show marketing remark (1003 chars)

   * Motivated Seller * Charming 3-bed, 2-bath ranch on 27 acres in Tioga County, ready to be restored and transformed into your dream home or country getaway. Nestled in a peaceful rural setting surrounded by mature woods, this property offers privacy, space, and endless potential. Inside, you'll find solid bones and a functional layout featuring a 2-car attached garage, a family room with a stone fireplace, a spacious open-concept kitchen/dining area and plenty of space to gather. Step outside to enjoy the serene surroundings from two covered porches, overlooking a level, cleared yard that transitions into your own private wooded sanctuary. Whether you envision outdoor entertaining, gardening, or simply soaking in nature, this property provides the perfect backdrop. Located just outside of town with a fishing stream nearby and just a short drive to State Game Lands, this home offers the best of country living with convenience nearby. Bring your vision and make this peaceful retreat yours.

8. 2026-04-11
   price $149,900 1003-char remark

   Show marketing remark (1003 chars)

   * Motivated Seller * Charming 3-bed, 2-bath ranch on 27 acres in Tioga County, ready to be restored and transformed into your dream home or country getaway. Nestled in a peaceful rural setting surrounded by mature woods, this property offers privacy, space, and endless potential. Inside, you'll find solid bones and a functional layout featuring a 2-car attached garage, a family room with a stone fireplace, a spacious open-concept kitchen/dining area and plenty of space to gather. Step outside to enjoy the serene surroundings from two covered porches, overlooking a level, cleared yard that transitions into your own private wooded sanctuary. Whether you envision outdoor entertaining, gardening, or simply soaking in nature, this property provides the perfect backdrop. Located just outside of town with a fishing stream nearby and just a short drive to State Game Lands, this home offers the best of country living with convenience nearby. Bring your vision and make this peaceful retreat yours.

9. 2026-03-26
   price $159,900 1003-char remark

   Show marketing remark (1003 chars)

   * Motivated Seller * Charming 3-bed, 2-bath ranch on 27 acres in Tioga County, ready to be restored and transformed into your dream home or country getaway. Nestled in a peaceful rural setting surrounded by mature woods, this property offers privacy, space, and endless potential. Inside, you'll find solid bones and a functional layout featuring a 2-car attached garage, a family room with a stone fireplace, a spacious open-concept kitchen/dining area and plenty of space to gather. Step outside to enjoy the serene surroundings from two covered porches, overlooking a level, cleared yard that transitions into your own private wooded sanctuary. Whether you envision outdoor entertaining, gardening, or simply soaking in nature, this property provides the perfect backdrop. Located just outside of town with a fishing stream nearby and just a short drive to State Game Lands, this home offers the best of country living with convenience nearby. Bring your vision and make this peaceful retreat yours.

10. 2026-03-12
    price $169,900 1003-char remark

    Show marketing remark (1003 chars)

    * Motivated Seller * Charming 3-bed, 2-bath ranch on 27 acres in Tioga County, ready to be restored and transformed into your dream home or country getaway. Nestled in a peaceful rural setting surrounded by mature woods, this property offers privacy, space, and endless potential. Inside, you'll find solid bones and a functional layout featuring a 2-car attached garage, a family room with a stone fireplace, a spacious open-concept kitchen/dining area and plenty of space to gather. Step outside to enjoy the serene surroundings from two covered porches, overlooking a level, cleared yard that transitions into your own private wooded sanctuary. Whether you envision outdoor entertaining, gardening, or simply soaking in nature, this property provides the perfect backdrop. Located just outside of town with a fishing stream nearby and just a short drive to State Game Lands, this home offers the best of country living with convenience nearby. Bring your vision and make this peaceful retreat yours.

11. 2026-03-02
    price $175,000 1003-char remark

    Show marketing remark (1003 chars)

    * Motivated Seller * Charming 3-bed, 2-bath ranch on 27 acres in Tioga County, ready to be restored and transformed into your dream home or country getaway. Nestled in a peaceful rural setting surrounded by mature woods, this property offers privacy, space, and endless potential. Inside, you'll find solid bones and a functional layout featuring a 2-car attached garage, a family room with a stone fireplace, a spacious open-concept kitchen/dining area and plenty of space to gather. Step outside to enjoy the serene surroundings from two covered porches, overlooking a level, cleared yard that transitions into your own private wooded sanctuary. Whether you envision outdoor entertaining, gardening, or simply soaking in nature, this property provides the perfect backdrop. Located just outside of town with a fishing stream nearby and just a short drive to State Game Lands, this home offers the best of country living with convenience nearby. Bring your vision and make this peaceful retreat yours.

12. 2026-02-16
    listed $182,500 Active 1003-char remark

    Show marketing remark (1003 chars)

    * Motivated Seller * Charming 3-bed, 2-bath ranch on 27 acres in Tioga County, ready to be restored and transformed into your dream home or country getaway. Nestled in a peaceful rural setting surrounded by mature woods, this property offers privacy, space, and endless potential. Inside, you'll find solid bones and a functional layout featuring a 2-car attached garage, a family room with a stone fireplace, a spacious open-concept kitchen/dining area and plenty of space to gather. Step outside to enjoy the serene surroundings from two covered porches, overlooking a level, cleared yard that transitions into your own private wooded sanctuary. Whether you envision outdoor entertaining, gardening, or simply soaking in nature, this property provides the perfect backdrop. Located just outside of town with a fishing stream nearby and just a short drive to State Game Lands, this home offers the best of country living with convenience nearby. Bring your vision and make this peaceful retreat yours.

13. 2026-02-05
    soldstatus $169,000 Closed 548-char remark

    Show marketing remark (548 chars)

    A handyman special on 27 acres! Bring your tools and imagination to breathe new life into this hidden gem. Property features a ranch style home, 3 bedrooms, a cozy family room with a fireplace, open kitchen area , a 2 car garage and 2 covered porches. This home is packed with potential. Whether you're looking for a quiet escape, a flip project, or a private homestead, this is a rare opportunity to own a large piece of land with a solid foundation already in place. This is a bank owned property. Please allow for 3-5 days for a response.

14. 2025-11-25
    status Pending 548-char remark

    Show marketing remark (548 chars)

    A handyman special on 27 acres! Bring your tools and imagination to breathe new life into this hidden gem. Property features a ranch style home, 3 bedrooms, a cozy family room with a fireplace, open kitchen area , a 2 car garage and 2 covered porches. This home is packed with potential. Whether you're looking for a quiet escape, a flip project, or a private homestead, this is a rare opportunity to own a large piece of land with a solid foundation already in place. This is a bank owned property. Please allow for 3-5 days for a response.

15. 2025-06-18
    price $185,000 548-char remark

    Show marketing remark (548 chars)

    A handyman special on 27 acres! Bring your tools and imagination to breathe new life into this hidden gem. Property features a ranch style home, 3 bedrooms, a cozy family room with a fireplace, open kitchen area , a 2 car garage and 2 covered porches. This home is packed with potential. Whether you're looking for a quiet escape, a flip project, or a private homestead, this is a rare opportunity to own a large piece of land with a solid foundation already in place. This is a bank owned property. Please allow for 3-5 days for a response.

16. 2025-04-11
    listed $195,000 Active 548-char remark

    Show marketing remark (548 chars)

    A handyman special on 27 acres! Bring your tools and imagination to breathe new life into this hidden gem. Property features a ranch style home, 3 bedrooms, a cozy family room with a fireplace, open kitchen area , a 2 car garage and 2 covered porches. This home is packed with potential. Whether you're looking for a quiet escape, a flip project, or a private homestead, this is a rare opportunity to own a large piece of land with a solid foundation already in place. This is a bank owned property. Please allow for 3-5 days for a response.

17. 2024-10-16
    soldstatus $1,931
18. 2007-09-20
    soldstatus $152,400

ⓘ 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: $2,386 · $199/mo
• Projected year-2 tax: $2,386 · $199/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 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥89°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: $13,970
• − Mortgage interest: −$7,276
• − Property taxes: −$2,386
• − Insurance: −$1,447
• − Repairs & maintenance: −$1,118
• − Management: −$1,118
• − Depreciation: −$3,779
• Taxable loss: −$3,153
• Est. tax savings @ 24.0%: +$757
• After-tax cash flow: $-214/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 — Westfield

• Score: 64/100
• State rank: #1184
• US rank: #13871

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,256

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 (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Serbian 2% Romanian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Russian/Polish/Slavic 1%

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: ▲ 2.89%
• Current HPI: 286.2987
• 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

-14.8% since first listed

13 events — show timeline

• 2026-05-15 Price Changed $129,900 NMPA
• 2026-04-22 Price Changed $139,900 NMPA
• 2026-04-11 Price Changed $149,900 NMPA
• 2026-03-26 Price Changed $159,900 NMPA
• 2026-03-12 Price Changed $169,900 NMPA
• 2026-03-02 Price Changed $175,000 NMPA
• 2026-02-16 Listed $182,500 NMPA
• 2026-02-05 Sold (MLS) $169,000 NMPA
• 2025-11-25 Pending — NMPA
• 2025-06-18 Price Changed $185,000 NMPA
• 2025-04-11 Listed $195,000 NMPA
• 2024-10-16 Sold (Public Records) $1,931 Public Records
• 2007-09-20 Sold (Public Records) $152,400 Public Records

Property tax history

+2.0%/yr

Latest (2026): $2,386 · +2.0% YoY. Source: county tax records.