118 Main St · Hop Bottom, PA 18824

$189,900

3 bd · 1.5 ba · 4,060 sqft · MultiFamily · 69 Days on market

Built 1890 Fair condition 9,147 sqft lot $47/sqft · 17% below area Est $227k · 17% under ↓ 10% since listing

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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 +24.5/30.0
• ARV discount +14.9/15.0
• DSCR +7.9/10.0
• 1% rule +6.3/10.0
• Appreciation +5.0/10.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

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

Spacious 2nd-story rental property offering multiple bedrooms, abundant natural light, and versatile living space. Below, the 1st-story storefront rental features a prime location with excellent visibility and foot traffic, ideal for retail or office use. A fantastic opportunity for live-and-work arrangements or investment income!

Key facts

• 9,147 sq ft lot
• Built 1890
• Listed 69 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath multifamily listed at $190k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $179k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#1,418 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• Mountain View SD (rural): math 30% / reading 50% proficiency, ranked #351 of 539 in PA (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP; 80 units permitted in Susquehanna County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Susquehanna County population projected at -30% 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 $53k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $178,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1890 — 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 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?
7. 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.
8. 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.
9. 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: 1.13% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.75%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

• ARV (median comp): $227,492
• List price: $189,900
• Delta: -16.52%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 15.7%
• Equity multiple: 1.90×
• Total profit: $47,603
• Equity at exit: $85,387

10-year hold

• IRR: 17.3%
• Equity multiple: 3.54×
• Total profit: $134,928
• Equity at exit: $131,592

Cash invested: $53,172 (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 18824

• Active inventory: 2
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $2,152 medium
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,848/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $388

Break-even live

Break-even rent $1,661

Max offer price $189,900

Occupancy floor 77%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,152
Total (2 units)			$2,152

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $189,900 Active 69 DOM
2. 2026-06-17
   days on market $189,900 Active 68 DOM
3. 2026-06-16
   days on market $189,900 Active 67 DOM
4. 2026-06-15
   days on market $189,900 Active 66 DOM
5. 2026-06-14
   days on market $189,900 Active 64 DOM
6. 2026-06-13
   days on market $189,900 Active 63 DOM
7. 2026-06-10
   days on market $189,900 Active 61 DOM
8. 2026-06-09
   days on market $189,900 Active 60 DOM
9. 2026-06-08
   days on market $189,900 Active 59 DOM
10. 2026-06-07
    days on market $189,900 Active 58 DOM
11. 2026-06-03
    days on market $189,900 Active 54 DOM
12. 2026-06-02
    days on market $189,900 Active 53 DOM
13. 2026-06-01
    days on market $189,900 Active 52 DOM
14. 2026-05-31
    days on market $189,900 Active 51 DOM
15. 2026-05-30
    days on market $189,900 Active 50 DOM
16. 2026-04-09
    listed $189,900 Active 332-char remark

    Show marketing remark (332 chars)

    Spacious 2nd-story rental property offering multiple bedrooms, abundant natural light, and versatile living space. Below, the 1st-story storefront rental features a prime location with excellent visibility and foot traffic, ideal for retail or office use. A fantastic opportunity for live-and-work arrangements or investment income!

17. 2025-06-04
    status Active
18. 2025-06-04
    price $199,900
19. 2024-12-02
    listed $209,900 Active

ⓘ 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: $25,824
• − Mortgage interest: −$10,637
• − Property taxes: −$2,848
• − Insurance: −$950
• − Repairs & maintenance: −$2,066
• − Management: −$2,066
• − Depreciation: −$5,524
• Taxable income: $1,732
• Est. tax owed @ 24.0%: −$416
• After-tax cash flow: $4,237/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 · 12 photos

Fair 45/100 Moderate rehab

This multi-family property requires moderate renovations to improve its curb appeal and interior condition, enhancing its resale and rental value.

Repairs flagged

• Major roof — Damaged shingles
• Major exterior siding — Weathered and peeling
• Major landscaping — Overgrown and cluttered

Value-add opportunities

• Both landscaping and curb appeal — Improved curb appeal and increased property value
• Both exterior siding and roof — Enhanced property value and reduced maintenance costs
• Both interior updates — Modernized interior and improved living experience

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Damaged shingles	Major	$15,000–50,000
exterior siding · Weathered and peeling	Major	$15,000–50,000
landscaping · Overgrown and cluttered	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both landscaping and curb appeal — Improved curb appeal and increased property value ↑
• Both exterior siding and roof — Enhanced property value and reduced maintenance costs ↑
• Both interior updates — Modernized interior and improved living experience ↑

ⓘ 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: Mountain View SD
• NCES district ID: 4216050
• Math proficiency: 30% ▼ -17.00%
• Reading proficiency: 50% ▼ -13.00%
• Median HH income: $50,744
• Composite: 34.49/100
• National rank: #5183
• State rank: #351 of 539 in PA

Livability — Hop Bottom

• Score: 61/100
• State rank: #1418
• US rank: #17997

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hop Bottom, PA
• Population (ZIP): 1,342

Population outlook (Susquehanna County) Hauer SSP2

• Today (2025): 37,552 people
• By 2030: 35,270 · -6.1%
• By 2040: 30,663 · -18.3%
• By 2050: 26,492 · -29.5%
• By 2075: 19,658 · -47.7%
• By 2100: 15,179 · -59.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 1% Hispanic / Latino 1%
• Common ancestry: Romanian 15% Iranian 3% Slovak 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Susquehanna

• 2024 margin: Solid R (+44.7) · D 27.2% · R 71.9%
• 2008→2024 swing: -33.0pp toward R · 2008: -11.7pp · 2024: -44.7pp
• All cycles: 2024: R+44.7 2020: R+41.2 2016: R+42.9 2012: R+21.4 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-9.5% since first listed

4 events — show timeline

• 2026-04-09 Listed $189,900 GSBR as distributed by MLS GRID
• 2025-06-04 Relisted — GSBR as distributed by MLS GRID
• 2025-06-04 Price Changed $199,900 GSBR as distributed by MLS GRID
• 2024-12-02 Listed $209,900 GSBR as distributed by MLS GRID