108 N Water St · Knoxville, PA 16928

$74,000

2 bd · 1.0 ba · 1,073 sqft · SingleFamily · 4 Days on market

Built 2000 Fair condition 1,307 sqft lot Est $76k · at est.

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Why this score? — see what drove the B+ 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 +29.7/30.0
• DSCR +10.0/10.0
• ARV discount +8.8/15.0
• 1% rule +8.4/10.0
• Appreciation +6.6/10.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Garage/apartment. .. .looking to live above your garage? This is a small apartment located above the garage. Kitchen, living and dining room are all open. 2 bedrooms that private as well as a loft for office or extra sleeping quarters.

Key facts

• Loft for office
• 1,307 sq ft lot
• 2 garage spots

Tags

• OPEN KITCHEN LIVING DINING
• LOFT FOR OFFICE

Property features AI

Exterior

• Parking: Attached or detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential single-family home
• Construction: Built on a slab foundation
• Exterior features: Metal roof; Wood siding

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating
• Interior features: Electric water heater; Four total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $74k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($988 rent vs $74k).

Location & tenants

• Location reads 62/100 on livability (#1,320 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime C-, employment C-, health & safety D.
• 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: 4 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 $3k of equity ($512 loan paydown + $2k appreciation (3.3% 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 (3.3% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $74,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.34% ✓
• Cap rate: 10.66%
• Cash-on-cash: 15.60%
• DSCR: 1.69
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $76,183
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 W Railroad Ave	0.23mi	2/1.0	1,132 (+6%)	14mo	$80,000	$71	68

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

Projected returns pro-forma

3.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.8%
• Equity multiple: 2.31×
• Total profit: $27,227
• Equity at exit: $34,486

10-year hold

• IRR: 23.5%
• Equity multiple: 4.45×
• Total profit: $71,514
• Equity at exit: $54,109

Cash invested: $20,720 (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 16928

• Home prices YoY: 1.3%
• Active inventory: 4
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $988 medium
• Mortgage (P&I): −$388
• Tax est. 1.5%: −$92 /mo · $1,110/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $269

Break-even live

Break-even rent $647

Max offer price $74,000

Occupancy floor 68%

Sensitivity live

Price	-10% $321	-5% $295	+0% $269	+5% $244	+10% $218
Rent	-10% $191	-5% $230	+0% $269	+5% $308	+10% $347
Rate	-1.0pp $307	-0.5pp $288	base $269	+0.5pp $250	+1.0pp $231

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-21
   days on market $74,000 Active 4 DOM
2. 2026-06-18
   days on market $74,000 Active 2 DOM
3. 2026-06-17
   remarks 236-char remark
4. 2026-06-17
   listed $74,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $11,860
• − Mortgage interest: −$4,145
• − Property taxes: −$1,110
• − Insurance: −$370
• − Repairs & maintenance: −$949
• − Management: −$949
• − Depreciation: −$2,153
• Taxable income: $2,185
• Est. tax owed @ 24.0%: −$524
• After-tax cash flow: $2,708/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

The property requires moderate renovations, including painting, flooring updates, and exterior repairs, to improve its condition and market value.

Repairs flagged

• Minor Kitchen cabinets — Light wear and tear, but not structural damage.
• Major Bathroom walls — Exposed plumbing and unfinished walls indicate significant work needed.
• Minor Exterior siding — Weathered appearance suggests repainting or minor repairs are needed.
• Minor Flooring — Worn appearance indicates possible refinishing or replacement.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can significantly improve the home's appearance and appeal to potential buyers.
• Rental Refinish or replace flooring — Updated flooring can make the home more attractive to renters and improve its rental value.
• Resale Repaint exterior siding — A fresh coat of paint can enhance the home's curb appeal and market value.
• Resale Inspect and repair roof — A sound roof is crucial for the home's structural integrity and can affect its overall value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Light wear and tear, but not structural damage.	Minor	$500–3,000
Bathroom walls · Exposed plumbing and unfinished walls indicate significant work needed.	Major	$15,000–50,000
Exterior siding · Weathered appearance suggests repainting or minor repairs are needed.	Minor	$500–3,000
Flooring · Worn appearance indicates possible refinishing or replacement.	Minor	$500–3,000
Total estimated repair cost · 4 items		$16,500–59,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can significantly improve the home's appearance and appeal to potential buyers. ↑
• Rental Refinish or replace flooring — Updated flooring can make the home more attractive to renters and improve its rental value. ↑
• Resale Repaint exterior siding — A fresh coat of paint can enhance the home's curb appeal and market value. ↑
• Resale Inspect and repair roof — A sound roof is crucial for the home's structural integrity and can affect its overall value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Knoxville

• Score: 62/100
• State rank: #1320
• US rank: #16310

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Knoxville, PA
• Population (ZIP): 1,571

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 (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Slovak 5% Romanian 2% Serbian 1%
• Foreign-born: 1% · China
• Languages at home: 99% English-only · Chinese 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: ▲ 3.29%
• Current HPI: 256.9143
• 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

1 event — show timeline

• 2026-06-16 Listed $74,000 NMPA