715 Village Rd · Muncy, PA 17756

$125,000

2 bd · 1.0 ba · 992 sqft · SingleFamily public records · 26 Days on market

Built 1951 0.41 ac lot $126/sqft · 43% below area Est $218k · 43% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Schools +4.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.1/10.0

Listing remarks

This well maintained 2 bedroom 1 bath home located in the quaint Village of Pennsdale situated on just under 1/2 acre, in cooperation with the Fraley Auction Company, will be offered at Public Auction on July 2, 2026 at 6:00 PM and will be sold at $125,000 or more. Here is a great opportunity for those just starting out or as an addition to your rental portfolio. The floor plan includes an updated kitchen, dining and living room area, a large sunroom/toy room/flex space, an updated bath, enclosed porch/mudroom and deck. The mechanicals have all been updated recently including a newer heat pump/central air system and the shingle roof was replaced in 2014. The basement adds plenty of space fo

Key facts

• Updated bath
• Large sunroom
• Updated kitchen

Tags

• UPDATED KITCHEN
• LARGE SUNROOM
• UPDATED BATH
• ENCLOSED PORCH
• NEWER HEAT PUMP
• SHINGLE ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $588 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#674 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Muncy SD (town): math 49% / reading 65% proficiency, ranked #99 of 539 in PA (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 41 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 73 units permitted in Lycoming County in 2024 (15 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lycoming County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $48k; list at $125k implies a 160% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.48% ✓
• Cap rate: 11.93%
• Cash-on-cash: 20.14%
• DSCR: 1.90
• GRM: 5.6

CMA / ARV

• ARV (median comp): $217,956
• List price: $125,000
• Delta: -15.12%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.4%
• Equity multiple: 1.49×
• Total profit: $17,199
• Equity at exit: $18,638

10-year hold

• IRR: 21.3%
• Equity multiple: 2.81×
• Total profit: $63,300
• Equity at exit: $10,808

Cash invested: $35,000 (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 17756

• Home prices YoY: -3.2%
• Active inventory: 41
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$166 /mo · $1,996/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $588

Break-even live

Break-even rent $1,106

Max offer price $125,000

Occupancy floor 63%

Sensitivity live

Price	-10% $658	-5% $623	+0% $588	+5% $552	+10% $517
Rent	-10% $441	-5% $514	+0% $588	+5% $661	+10% $734
Rate	-1.0pp $650	-0.5pp $619	base $588	+0.5pp $555	+1.0pp $522

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
87 Quaker Church Rd Unit A Pennsdale, PA	2.0	1.0	1003	$1,850	$1.84	14d	1	0.29mi

Listing history 19 events

1. 2026-06-18
   days on market $125,000 Active 26 DOM
2. 2026-06-17
   days on market $125,000 Active 25 DOM
3. 2026-06-16
   days on market $125,000 Active 24 DOM
4. 2026-06-15
   days on market $125,000 Active 23 DOM
5. 2026-06-14
   days on market $125,000 Active 21 DOM
6. 2026-06-13
   days on market $125,000 Active 20 DOM
7. 2026-06-10
   days on market $125,000 Active 18 DOM
8. 2026-06-09
   days on market $125,000 Active 17 DOM
9. 2026-06-08
   days on market $125,000 Active 16 DOM
10. 2026-06-07
    days on market $125,000 Active 15 DOM
11. 2026-06-05
    days on market $125,000 Active 12 DOM
12. 2026-06-03
    days on market $125,000 Active 11 DOM
13. 2026-06-02
    days on market $125,000 Active 10 DOM
14. 2026-06-01
    days on market $125,000 Active 9 DOM
15. 2026-05-31
    days on market $125,000 Active 8 DOM
16. 2026-05-31
    days on market $125,000 Active 7 DOM
17. 2026-04-18
    price $185,000
18. 2026-03-26
    price $194,900
19. 1989-09-05
    soldstatus $48,000

ⓘ 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: $1,996 · $166/mo
• Projected year-2 tax: $1,996 · $166/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 4/10 Moderate 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,200
• − Mortgage interest: −$7,002
• − Property taxes: −$1,996
• − Insurance: −$625
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$3,636
• Taxable income: $5,388
• Est. tax owed @ 24.0%: −$1,293
• After-tax cash flow: $5,757/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: Muncy SD
• NCES district ID: 4216230
• Math proficiency: 49% ▼ -8.00%
• Reading proficiency: 65% ▼ -8.00%
• Median HH income: $47,309
• Composite: 48.27/100
• National rank: #2157
• State rank: #99 of 539 in PA

Livability — Muncy

• Score: 71/100
• State rank: #674
• US rank: #6583

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,525

Population outlook (Lycoming County) Hauer SSP2

• Today (2025): 114,164 people
• By 2030: 112,221 · -1.7%
• By 2040: 107,613 · -5.7%
• By 2050: 102,950 · -9.8%
• By 2075: 92,987 · -18.5%
• By 2100: 80,924 · -29.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Two or more races 3% Black 2%
• Common ancestry: Lithuanian 2% Romanian 2% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Lycoming

• 2024 margin: Solid R (+41.5) · D 28.8% · R 70.3%
• 2008→2024 swing: -17.3pp toward R · 2008: -24.2pp · 2024: -41.5pp
• All cycles: 2024: R+41.5 2020: R+41.3 2016: R+44.8 2012: R+33.3 2008: R+24.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.73%
• Current HPI: 233.9965
• 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

+285.4% since first listed

3 events — show timeline

• 2026-04-18 Price Changed $185,000 WBVAR
• 2026-03-26 Price Changed $194,900 WBVAR
• 1989-09-05 Sold (Public Records) $48,000 Public Records

Property tax history

+2.1%/yr

Latest (2026): $1,996 · +1.9% YoY. Source: county tax records.