7 Hastings St · Wellsboro, PA 16901

$239,900

3 bd · 2.0 ba · 1,465 sqft · MultiFamily public records · 321 Days on market

Built 1901 9,583 sqft lot $164/sqft · 41% above area Est $270k · 11% under ↓ 11% since listing

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Why this score? — see what drove the D- 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 +12.5/15.0
• Appreciation +10.0/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Cash flow +3.1/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

MAJOR PRICE IMPROVEMENT!! Step onto the front porch, as it welcomes you to this 2300 square foot home just two blocks from Wellsboro's Main Street. The bright, spacious living room is perfect for entertaining. The large kitchen has plenty of cabinets to hold all your gadgets, plus there's an oversized pantry, an island, and a peninsula for added seating. The covered porch off the kitchen extends your space, currently used as an outdoor reading nook. Tucked around the corner from the kitchen is a half bath. Upstairs you'll find 4 bedrooms, each one with an oversized or walk-in closet. A full bathroom completes the second floor. This great in-town home just needs a little updating to make it your own! Proof of funds or pre-approval requested. 24 hour notice please. MOTIVATED SELLER!

Key facts

• Walk-in closet
• Front porch
• Outdoor reading nook

Tags

• FRONT PORCH
• LARGE KITCHEN
• OVERSIZED PANTRY
• OUTDOOR READING NOOK
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $240k.

Deal economics

• At list price, monthly cash flow is $-764 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $105k (56.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (55.6% below list).
• Recommended offer: $105k (56.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 75/100 on livability (#426 in PA, #3,882 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Wellsboro Area SD (rural): math 37% / reading 58% proficiency, ranked #230 of 539 in PA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Don Gill El Sch (math 33% / reading 51%, grade F, #883 of 1,518 statewide, top 61%, 318 students, 55% FRL); Rock L Butler Ms (math 32% / reading 61%, grade D+, #172 of 512 statewide, top 35%, 480 students, 50% FRL); Wellsboro Area Hs (math 77%, 439 students, 45% FRL) — zoned schools average 50% FRL vs 31% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 35 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 32 units permitted in Tioga County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Tioga County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 321 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $104,851 (56.3% 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 321 days. Have you received any prior offers? Is the seller open to a 56% concession, seller financing, or rate buy-down credit?
3. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 A-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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.44% ✗
• Cap rate: 2.47%
• Cash-on-cash: -13.66%
• DSCR: 0.39
• GRM: 18.8

CMA / ARV

• ARV (median comp): $269,556
• List price: $239,900
• Delta: -11.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.8%
• Equity multiple: 2.22×
• Total profit: $81,950
• Equity at exit: $216,121

10-year hold

• IRR: 14.5%
• Equity multiple: 5.16×
• Total profit: $279,588
• Equity at exit: $466,073

Cash invested: $67,172 (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 16901

• Home prices YoY: 4.6%
• Active inventory: 35
• Price-to-rent: 18.8×

Monthly cashflow live

• Estimated rent: $1,066 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$248 /mo · $2,981/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $-764

Break-even live

Break-even rent $2,033

Max offer price $104,851

Occupancy floor —

Sensitivity live

Price	-10% $-629	-5% $-697	+0% $-764	+5% $-832	+10% $-900
Rent	-10% $-849	-5% $-807	+0% $-764	+5% $-722	+10% $-680
Rate	-1.0pp $-644	-0.5pp $-703	base $-764	+0.5pp $-827	+1.0pp $-890

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Pearl St Wellsboro, PA	2.0	1.0	1200	$750	$0.62	45d	1	0.26mi
10 Cone St Wellsboro, PA	2.0	1.0	1763	$1,600	$0.91	45d	1	0.44mi

Listing history 20 events

1. 2026-06-21
   days on market $239,900 Active 321 DOM
2. 2026-06-21
   days on market $239,900 Active 320 DOM
3. 2026-06-18
   days on market $239,900 Active 318 DOM
4. 2026-06-17
   days on market $239,900 Active 317 DOM
5. 2026-06-16
   days on market $239,900 Active 316 DOM
6. 2026-06-15
   days on market $239,900 Active 315 DOM
7. 2026-06-13
   days on market $239,900 Active 313 DOM
8. 2026-06-12
   days on market $239,900 Active 312 DOM
9. 2026-06-09
   days on market $239,900 Active 309 DOM
10. 2026-06-08
    days on market $239,900 Active 308 DOM
11. 2026-06-08
    days on market $239,900 Active 307 DOM
12. 2026-06-07
    days on market $239,900 Active 306 DOM
13. 2026-06-04
    days on market $239,900 Active 303 DOM
14. 2026-06-02
    days on market $239,900 Active 302 DOM
15. 2026-06-01
    days on market $239,900 Active 301 DOM
16. 2026-05-31
    days on market $239,900 Active 300 DOM
17. 2026-05-14
    price $239,900 793-char remark

    Show marketing remark (793 chars)

    MAJOR PRICE IMPROVEMENT!! Step onto the front porch, as it welcomes you to this 2300 square foot home just two blocks from Wellsboro's Main Street. The bright, spacious living room is perfect for entertaining. The large kitchen has plenty of cabinets to hold all your gadgets, plus there's an oversized pantry, an island, and a peninsula for added seating. The covered porch off the kitchen extends your space, currently used as an outdoor reading nook. Tucked around the corner from the kitchen is a half bath. Upstairs you'll find 4 bedrooms, each one with an oversized or walk-in closet. A full bathroom completes the second floor. This great in-town home just needs a little updating to make it your own! Proof of funds or pre-approval requested. 24 hour notice please. MOTIVATED SELLER!

18. 2026-01-23
    price $245,000 793-char remark

    Show marketing remark (793 chars)

    MAJOR PRICE IMPROVEMENT!! Step onto the front porch, as it welcomes you to this 2300 square foot home just two blocks from Wellsboro's Main Street. The bright, spacious living room is perfect for entertaining. The large kitchen has plenty of cabinets to hold all your gadgets, plus there's an oversized pantry, an island, and a peninsula for added seating. The covered porch off the kitchen extends your space, currently used as an outdoor reading nook. Tucked around the corner from the kitchen is a half bath. Upstairs you'll find 4 bedrooms, each one with an oversized or walk-in closet. A full bathroom completes the second floor. This great in-town home just needs a little updating to make it your own! Proof of funds or pre-approval requested. 24 hour notice please. MOTIVATED SELLER!

19. 2025-10-07
    price $259,999 793-char remark

    Show marketing remark (793 chars)

    MAJOR PRICE IMPROVEMENT!! Step onto the front porch, as it welcomes you to this 2300 square foot home just two blocks from Wellsboro's Main Street. The bright, spacious living room is perfect for entertaining. The large kitchen has plenty of cabinets to hold all your gadgets, plus there's an oversized pantry, an island, and a peninsula for added seating. The covered porch off the kitchen extends your space, currently used as an outdoor reading nook. Tucked around the corner from the kitchen is a half bath. Upstairs you'll find 4 bedrooms, each one with an oversized or walk-in closet. A full bathroom completes the second floor. This great in-town home just needs a little updating to make it your own! Proof of funds or pre-approval requested. 24 hour notice please. MOTIVATED SELLER!

20. 2025-08-04
    listed $269,700 Active 793-char remark

    Show marketing remark (793 chars)

    MAJOR PRICE IMPROVEMENT!! Step onto the front porch, as it welcomes you to this 2300 square foot home just two blocks from Wellsboro's Main Street. The bright, spacious living room is perfect for entertaining. The large kitchen has plenty of cabinets to hold all your gadgets, plus there's an oversized pantry, an island, and a peninsula for added seating. The covered porch off the kitchen extends your space, currently used as an outdoor reading nook. Tucked around the corner from the kitchen is a half bath. Upstairs you'll find 4 bedrooms, each one with an oversized or walk-in closet. A full bathroom completes the second floor. This great in-town home just needs a little updating to make it your own! Proof of funds or pre-approval requested. 24 hour notice please. MOTIVATED SELLER!

ⓘ 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: $2,981 · $248/mo
• Projected year-2 tax: $3,386 · $282/mo
• Expected delta: +$405/yr (+$34/mo · 13.6%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥91°F today · 19 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: $12,789
• − Mortgage interest: −$13,438
• − Property taxes: −$2,981
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,023
• − Management: −$1,023
• − Depreciation: −$6,979
• Taxable loss: −$13,855
• Est. tax savings @ 24.0%: +$3,325
• After-tax cash flow: $-5,849/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: Wellsboro Area SD
• NCES district ID: 4225170
• Math proficiency: 37% ▼ -12.00%
• Reading proficiency: 58% ▼ -15.00%
• Median HH income: $48,861
• Composite: 40.52/100
• National rank: #3710
• State rank: #230 of 539 in PA

Livability — Wellsboro

• Score: 75/100
• State rank: #426
• US rank: #3882

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wellsboro, PA
• City population: 10,416
• Population (ZIP): 10,416

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 2% Two or more races 2%
• Common ancestry: Romanian 6% Slovak 2% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% Chinese 1% German/W. Germanic 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: ▲ 11.05%
• Current HPI: 252.4252
• 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

-11.0% since first listed

4 events — show timeline

• 2026-05-14 Price Changed $239,900 NMPA
• 2026-01-23 Price Changed $245,000 NMPA
• 2025-10-07 Price Changed $259,999 NMPA
• 2025-08-04 Listed $269,700 NMPA

Property tax history

+4.5%/yr

Latest (2026): $2,981 · +5.7% YoY. Source: county tax records.