13800 Route 220 · Towanda, PA 18848

$135,000

3 bd · 1.5 ba · 1,584 sqft · SingleFamily · 212 Days on market

Built 1900 0.63 ac lot $85/sqft · 22% below area Est $172k · 22% under ↓ 5% 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).

• Cash flow +18.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.1/10.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

TOWANDA. .. . 3 bedroom, 1.5 bath close to town. Home features eat in kitchen dining room large living room and much more, Best of all it can be yours

Key facts

• 0.63 acre lot
• Garage
• Built 1900

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $116 ($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 $123k (8.8% below list).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#661 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities D, employment D, commute F.
• Towanda Area SD (town): math 32% / reading 45% proficiency, ranked #372 of 539 in PA (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 74 active listings in the ZIP; 66 units permitted in Bradford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Bradford County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 212 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 212 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.69%
• DSCR: 1.16
• GRM: 9.1

CMA / ARV

• ARV (median comp): $172,314
• List price: $135,000
• Delta: -21.65%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.5%
• Equity multiple: 0.62×
• Total profit: $-14,494
• Equity at exit: $20,129

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-3,194
• Equity at exit: $11,672

Cash invested: $37,800 (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 18848

• Home prices YoY: -21.2%
• Active inventory: 74
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,232 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$93 /mo · $1,112/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $116

Break-even live

Break-even rent $1,085

Max offer price $135,000

Occupancy floor 86%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $135,000 Active 212 DOM
2. 2026-06-17
   days on market $135,000 Active 211 DOM
3. 2026-06-16
   days on market $135,000 Active 210 DOM
4. 2026-06-15
   days on market $135,000 Active 209 DOM
5. 2026-06-13
   days on market $135,000 Active 207 DOM
6. 2026-06-12
   days on market $135,000 Active 206 DOM
7. 2026-06-09
   days on market $135,000 Active 203 DOM
8. 2026-06-08
   days on market $135,000 Active 202 DOM
9. 2026-06-08
   days on market $135,000 Active 201 DOM
10. 2026-06-07
    days on market $135,000 Active 200 DOM
11. 2026-06-04
    days on market $135,000 Active 197 DOM
12. 2026-06-02
    days on market $135,000 Active 196 DOM
13. 2026-06-01
    days on market $135,000 Active 195 DOM
14. 2026-05-31
    days on market $135,000 Active 194 DOM
15. 2026-02-20
    price $140,000 150-char remark

    Show marketing remark (150 chars)

    TOWANDA. .. . 3 bedroom, 1.5 bath close to town. Home features eat in kitchen dining room large living room and much more, Best of all it can be yours

16. 2025-11-17
    listed $147,000 Active 150-char remark

    Show marketing remark (150 chars)

    TOWANDA. .. . 3 bedroom, 1.5 bath close to town. Home features eat in kitchen dining room large living room and much more, Best of all it can be yours

ⓘ 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: $1,112 · $93/mo
• Projected year-2 tax: $1,622 · $135/mo
• Expected delta: +$511/yr (+$43/mo · 45.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,782
• − Mortgage interest: −$7,562
• − Property taxes: −$1,112
• − Insurance: −$675
• − Repairs & maintenance: −$1,183
• − Management: −$1,183
• − Depreciation: −$3,927
• Taxable loss: −$859
• Est. tax savings @ 24.0%: +$206
• 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: Towanda Area SD
• NCES district ID: 4223550
• Math proficiency: 32% ▼ -10.00%
• Reading proficiency: 45% ▼ -14.00%
• Median HH income: $45,242
• Composite: 32.74/100
• National rank: #5638
• State rank: #372 of 539 in PA

Livability — Towanda

• Score: 72/100
• State rank: #661
• US rank: #6466

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,625

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 (96%)
• Race & ethnicity: White 96% Black 1% Hispanic / Latino 1% Two or more races 1%
• Common ancestry: Iranian 3% Polish 3% Romanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -42.57%
• Current HPI: 158.5429
• 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

-4.8% since first listed

2 events — show timeline

• 2026-02-20 Price Changed $140,000 NMPA
• 2025-11-17 Listed $147,000 NMPA

Property tax history

+1.9%/yr

Latest (2026): $1,112 · +6.3% YoY. Source: county tax records.