513 Fourth St · Towanda, PA 18848

$75,000

2 bd · 1.0 ba · 1,160 sqft · SingleFamily · 45 Days on market

Built 1925 3,920 sqft lot $65/sqft · 49% below area Est $146k · 49% under

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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 +28.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• 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

Opportunity Knocks for Investors & First-Time Buyers! Looking for your first flip, a single-family rental investment, or a home where you can build equity? This affordable 2-story home is priced to sell and leaves room in your budget for repairs and updates. With approximately 1,200 square feet, the home offers a spacious living room and large kitchen on the first floor, while upstairs features 2 bedrooms and a full bath. Outside, enjoy a private backyard, covered back deck, and a front porch perfect for relaxing and watching the neighborhood go by. Whether you are an investor, first-time buyer, or someone looking for an affordable fixer-upper, this property offers the chance to create value without the upkeep of a larger home. Affordable, easy to maintain, and full of potential—bring your ideas and make it your own!

Key facts

• Private backyard
• Front porch
• Covered back deck

Tags

• PRIVATE BACKYARD
• COVERED BACK DECK
• FRONT PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% 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.
• Zoned schools: Towanda Area El Sch (math 32% / reading 47%, grade F, #947 of 1,518 statewide, top 65%, 443 students, 100% FRL); Towanda Area Jshs (math 32% / reading 43%, grade F, #287 of 437 statewide, top 66%, 720 students, 90% FRL) — zoned schools average 95% FRL vs 43% district-wide (52 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $519 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.38% ✓
• Cap rate: 10.31%
• Cash-on-cash: 14.34%
• DSCR: 1.64
• GRM: 6.1

CMA / ARV

• ARV (median comp): $145,829
• List price: $75,000
• Delta: -48.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
223 Lombard St	0.39mi	3/1.0 (+1)	1,291 (+11%)	9mo	$64,000	$50	50
21 Mechanic St	0.31mi	2/1.0	1,036 (-11%)	22mo	$103,000	$99	49
104 Lombard St	0.46mi	3/1.0 (+1)	1,304 (+12%)	22mo	$142,000	$109	35
940 &942 S Main St	0.71mi	1/1.0 (-1)	1,080 (-7%)	21mo	$91,500	$85	33

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

Projected returns pro-forma

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

5-year hold

• IRR: 4.8%
• Equity multiple: 1.18×
• Total profit: $3,878
• Equity at exit: $11,183

10-year hold

• IRR: 14.3%
• Equity multiple: 2.15×
• Total profit: $24,140
• Equity at exit: $6,485

Cash invested: $21,000 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,032 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$140 /mo · $1,677/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $251

Break-even live

Break-even rent $714

Max offer price $75,000

Occupancy floor 71%

Sensitivity live

Price	-10% $293	-5% $272	+0% $251	+5% $230	+10% $209
Rent	-10% $169	-5% $210	+0% $251	+5% $292	+10% $333
Rate	-1.0pp $289	-0.5pp $270	base $251	+0.5pp $232	+1.0pp $212

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $75,000 Active 45 DOM
2. 2026-06-21
   days on market $75,000 Active 44 DOM
3. 2026-06-18
   days on market $75,000 Active 42 DOM
4. 2026-06-17
   days on market $75,000 Active 41 DOM
5. 2026-06-16
   days on market $75,000 Active 40 DOM
6. 2026-06-15
   days on market $75,000 Active 39 DOM
7. 2026-06-13
   days on market $75,000 Active 37 DOM
8. 2026-06-12
   days on market $75,000 Active 36 DOM
9. 2026-06-09
   days on market $75,000 Active 33 DOM
10. 2026-06-08
    days on market $75,000 Active 32 DOM
11. 2026-06-08
    days on market $75,000 Active 31 DOM
12. 2026-06-07
    days on market $75,000 Active 30 DOM
13. 2026-06-04
    days on market $75,000 Active 27 DOM
14. 2026-06-02
    days on market $75,000 Active 26 DOM
15. 2026-06-01
    days on market $75,000 Active 25 DOM
16. 2026-05-31
    status $75,000 Active 24 DOM
17. 2026-05-14
    status Pending 840-char remark

    Show marketing remark (840 chars)

    Opportunity Knocks for Investors & First-Time Buyers! Looking for your first flip, a single-family rental investment, or a home where you can build equity? This affordable 2-story home is priced to sell and leaves room in your budget for repairs and updates. With approximately 1,200 square feet, the home offers a spacious living room and large kitchen on the first floor, while upstairs features 2 bedrooms and a full bath. Outside, enjoy a private backyard, covered back deck, and a front porch perfect for relaxing and watching the neighborhood go by. Whether you are an investor, first-time buyer, or someone looking for an affordable fixer-upper, this property offers the chance to create value without the upkeep of a larger home. Affordable, easy to maintain, and full of potential—bring your ideas and make it your own!

18. 2026-04-20
    listed $75,000 Active 840-char remark

    Show marketing remark (840 chars)

    Opportunity Knocks for Investors & First-Time Buyers! Looking for your first flip, a single-family rental investment, or a home where you can build equity? This affordable 2-story home is priced to sell and leaves room in your budget for repairs and updates. With approximately 1,200 square feet, the home offers a spacious living room and large kitchen on the first floor, while upstairs features 2 bedrooms and a full bath. Outside, enjoy a private backyard, covered back deck, and a front porch perfect for relaxing and watching the neighborhood go by. Whether you are an investor, first-time buyer, or someone looking for an affordable fixer-upper, this property offers the chance to create value without the upkeep of a larger home. Affordable, easy to maintain, and full of potential—bring your ideas and make it your own!

19. 2010-10-01
    soldstatus $79,500
20. 2009-10-08
    listed $64,900

ⓘ 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: $1,677 · $140/mo
• Projected year-2 tax: $1,677 · $140/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 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: $12,384
• − Mortgage interest: −$4,201
• − Property taxes: −$1,677
• − Insurance: −$375
• − Repairs & maintenance: −$991
• − Management: −$991
• − Depreciation: −$2,182
• Taxable income: $1,968
• Est. tax owed @ 24.0%: −$472
• After-tax cash flow: $2,540/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

• Census place: Towanda, PA
• 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

+15.6% since first listed

4 events — show timeline

• 2026-05-14 Pending — NMPA
• 2026-04-20 Listed $75,000 NMPA
• 2010-10-01 Sold (Public Records) $79,500 Public Records
• 2009-10-08 Listed $64,900 GSBR as distributed by MLS GRID

Property tax history

+2.2%/yr

Latest (2026): $1,677 · +2.5% YoY. Source: county tax records.