94 Franklin St · Great Bend, PA 18821

$159,900

4 bd · 2.0 ba · 2,546 sqft · SingleFamily · 30 Days on market

Built 1900 0.39 ac lot Est $308k · 48% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.9/30.0
• Appreciation +5.0/10.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• DSCR +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Classic 2-story Center Hall Colonial full of character, charm, and endless potential! A welcoming wraparound porch, mature landscaping, and timeless curb appeal create a warm first impression from the moment you arrive. Inside, you'll find spacious rooms, beautiful hardwood floors, and a traditional layout ready to be personalized and restored to its full beauty. The applianced country kitchen features a walk-in pantry and access to the rear patio, where landscaped tiered brick steps lead to a large 2-story barn and workshop -- perfect for storage, hobbies, projects, or additional possibilities. Step outside and enjoy the above-ground pool, offering the perfect place to relax and entertain

Key facts

• 2-story barn
• Wraparound porch
• Rear patio

Tags

• WRAPAROUND PORCH
• WALK-IN PANTRY
• REAR PATIO
• LANDSCAPED TIERED BRICK STEPS
• 2-STORY BARN
• ABOVE-GROUND POOL

Property features AI

Exterior

• Parking: Detached garage (1 car); Driveway; Gravel parking
• Utilities: Private water source; Public sewer; Electricity connected (200 amp or less); Sewer connected; Water connected
• Home design: Single-family residence; Residential property; Built in 1900
• Construction: Stone foundation; Stone and vinyl siding exterior; Asphalt and foam roof
• Exterior features: Storage; Above-ground pool; Cleared lot; City street frontage with asphalt road

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 4 bedrooms (sizes include 8 x 6; 10 x 8; 14 x 9; 14 x 11)
• Flooring: Carpet; Linoleum; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ceiling fans; Baseboard heating; Oil heating; Forced air; Electric heating
• Interior features: Eat-in kitchen; Pantry; Crawl opening attic; Full basement with interior entry; 9 total rooms (living room, family room, dining room, foyer, den, kitchen, 4 bedrooms, 2 bathrooms)
• Laundry & utility: Basement utility access

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-41 ($-495/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (14.7% below list).
• Recommended offer: $136k (14.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#1,008 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Blue Ridge SD (rural): math 29% / reading 56% proficiency, ranked #319 of 539 in PA (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Blue Ridge El Sch (math 35% / reading 54%, grade F, #815 of 1,518 statewide, top 56%, 495 students, 100% FRL); Blue Ridge Ms (math 19% / reading 58%, grade F, #275 of 512 statewide, top 55%, 219 students, 100% FRL); Blue Ridge Hs (math 54%, 290 students, 94% FRL) — zoned schools average 98% FRL vs 42% district-wide (56 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 9 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 $6k of equity ($1k loan paydown + $5k 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 $45k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,359 (14.7% 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. Built in 1900 — 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. 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?
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: 0.85% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.11%
• DSCR: 0.95
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $308,066
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
535 Washington St	0.44mi	3/2.5 (-1)	2,488 (-2%)	7mo	$299,900	$121	62

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: 6.5%
• Equity multiple: 1.37×
• Total profit: $16,664
• Equity at exit: $71,898

10-year hold

• IRR: 9.3%
• Equity multiple: 2.41×
• Total profit: $63,069
• Equity at exit: $110,803

Cash invested: $44,772 (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 18821

• Active inventory: 9
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,364 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$213 /mo · $2,560/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $-41

Break-even live

Break-even rent $1,416

Max offer price $152,614

Occupancy floor 98%

Sensitivity live

Price	-10% $49	-5% $4	+0% $-41	+5% $-87	+10% $-132
Rent	-10% $-149	-5% $-95	+0% $-41	+5% $13	+10% $66
Rate	-1.0pp $39	-0.5pp $-1	base $-41	+0.5pp $-83	+1.0pp $-125

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $159,900 Active 30 DOM
2. 2026-06-21
   days on market $159,900 Active 29 DOM
3. 2026-06-18
   days on market $159,900 Active 27 DOM
4. 2026-06-17
   days on market $159,900 Active 26 DOM
5. 2026-06-16
   days on market $159,900 Active 25 DOM
6. 2026-06-15
   days on market $159,900 Active 24 DOM
7. 2026-06-13
   days on market $159,900 Active 22 DOM
8. 2026-06-12
   days on market $159,900 Active 21 DOM
9. 2026-06-09
   days on market $159,900 Active 18 DOM
10. 2026-06-08
    days on market $159,900 Active 17 DOM
11. 2026-06-08
    days on market $159,900 Active 16 DOM
12. 2026-06-07
    days on market $159,900 Active 15 DOM
13. 2026-06-04
    days on market $159,900 Active 12 DOM
14. 2026-06-02
    days on market $159,900 Active 11 DOM
15. 2026-06-01
    days on market $159,900 Active 10 DOM
16. 2026-05-31
    days on market $159,900 Active 9 DOM
17. 2026-05-22
    listed $159,900 Active
18. 2011-08-20
    listed $140,000

ⓘ 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: $2,560 · $213/mo
• Projected year-2 tax: $2,560 · $213/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 ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $16,363
• − Mortgage interest: −$8,957
• − Property taxes: −$2,560
• − Insurance: −$800
• − Repairs & maintenance: −$1,309
• − Management: −$1,309
• − Depreciation: −$4,652
• Taxable loss: −$3,223
• Est. tax savings @ 24.0%: +$773
• After-tax cash flow: $279/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: Blue Ridge SD
• NCES district ID: 4203900
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 56% ▼ -10.00%
• Median HH income: $45,421
• Composite: 36.02/100
• National rank: #4781
• State rank: #319 of 539 in PA

Livability — Great Bend

• Score: 67/100
• State rank: #1008
• US rank: #11121

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Great Bend, PA
• Population (ZIP): 1,046

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 (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 3% Russian 2% Iranian 2%
• Foreign-born: 3% · China, Canada, Vietnam
• Languages at home: 97% English-only · Spanish 1% Chinese 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

+14.2% since first listed

2 events — show timeline

• 2026-05-22 Listed $159,900 GSBR as distributed by MLS GRID
• 2011-08-20 Listed $140,000 GSBR as distributed by MLS GRID

Property tax history

+1.7%/yr

Latest (2026): $2,560 · +7.2% YoY. Source: county tax records.