413 W Main St · Elkland, PA 16920

$90,000

3 bd · 1.0 ba · 1,423 sqft · SingleFamily public records · 73 Days on market

Built 1941 0.32 ac lot $63/sqft · 48% below area

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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 +24.4/30.0
• 1% rule +8.2/10.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3 Bedroom, 1 Bath Home on a very nice Lot in Elkland. This home is filled with character and charm. First floor bath and bedroom, well thought out areas for use of space and storage. Finished Attic, Full Basement, Sun Porch.

Key facts

• Finished attic
• Sun porch
• Full basement

Tags

• FINISHED ATTIC
• FULL BASEMENT
• SUN PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#1,171 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, amenities F, commute F.
• 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: 15 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 $1k of equity ($622 loan paydown + $399 appreciation (0.4% 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 (0.4% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $30k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 D-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 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: 1.32% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.73%
• DSCR: 1.39
• GRM: 6.3

CMA / ARV

• ARV (median comp): $186,263
• List price: $90,000
• Delta: -51.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
232 Pattison Avenue Ext	0.36mi	3/1.0	1,380 (-3%)	3mo	$60,000	$43	75
402 W Main St	0.09mi	4/2.0 (+1)	1,380 (-3%)	13mo	$135,000	$98	71
119 First St	0.23mi	3/2.0	1,360 (-4%)	21mo	$182,580	$134	60
409 E Main St	0.71mi	3/1.0	1,341 (-6%)	2mo	$159,000	$119	56
206 W River St	0.45mi	3/2.0	1,496 (+5%)	14mo	$195,000	$130	55
116 Coates Ave	0.53mi	3/2.0	1,370 (-4%)	14mo	$135,000	$99	54

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

Projected returns pro-forma

0.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.9%
• Equity multiple: 1.44×
• Total profit: $11,038
• Equity at exit: $28,145

10-year hold

• IRR: 13.5%
• Equity multiple: 2.55×
• Total profit: $39,037
• Equity at exit: $35,483

Cash invested: $25,200 (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 16920

• Home prices YoY: 0.2%
• Active inventory: 15
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,184 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$243 /mo · $2,914/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $183

Break-even live

Break-even rent $952

Max offer price $90,000

Occupancy floor 80%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-15
   status Pending 224-char remark

   Show marketing remark (224 chars)

   3 Bedroom, 1 Bath Home on a very nice Lot in Elkland. This home is filled with character and charm. First floor bath and bedroom, well thought out areas for use of space and storage. Finished Attic, Full Basement, Sun Porch.

2. 2026-05-08
   price $90,000 224-char remark

   Show marketing remark (224 chars)

   3 Bedroom, 1 Bath Home on a very nice Lot in Elkland. This home is filled with character and charm. First floor bath and bedroom, well thought out areas for use of space and storage. Finished Attic, Full Basement, Sun Porch.

3. 2026-04-07
   price $110,000 224-char remark

   Show marketing remark (224 chars)

   3 Bedroom, 1 Bath Home on a very nice Lot in Elkland. This home is filled with character and charm. First floor bath and bedroom, well thought out areas for use of space and storage. Finished Attic, Full Basement, Sun Porch.

4. 2026-03-03
   listed $120,000 Active 224-char remark

   Show marketing remark (224 chars)

   3 Bedroom, 1 Bath Home on a very nice Lot in Elkland. This home is filled with character and charm. First floor bath and bedroom, well thought out areas for use of space and storage. Finished Attic, Full Basement, Sun Porch.

5. 2022-07-08
   soldstatus $169,900
6. 2022-07-08
   soldstatus $169,900
7. 2022-03-30
   listed $179,900
8. 2022-03-30
   listed $179,900
9. 2019-10-15
   soldstatus $70,000
10. 2019-10-15
    soldstatus $70,000
11. 2019-08-01
    listed $89,000

ⓘ 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: $2,914 · $243/mo
• Projected year-2 tax: $2,914 · $243/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 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,214
• − Mortgage interest: −$5,041
• − Property taxes: −$2,914
• − Insurance: −$450
• − Repairs & maintenance: −$1,137
• − Management: −$1,137
• − Depreciation: −$2,618
• Taxable income: $916
• Est. tax owed @ 24.0%: −$220
• After-tax cash flow: $1,981/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: 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 — Elkland

• Score: 65/100
• State rank: #1171
• US rank: #13602

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elkland, PA
• Population (ZIP): 1,749

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 (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Romanian 3% Slovak 3% Portuguese 2%
• Foreign-born: 0%

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: ▲ 0.44%
• Current HPI: 237.1456
• 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

+1.1% since first listed

11 events — show timeline

• 2026-05-15 Pending — NMPA
• 2026-05-08 Price Changed $90,000 NMPA
• 2026-04-07 Price Changed $110,000 NMPA
• 2026-03-03 Listed $120,000 NMPA
• 2022-07-08 Sold (Public Records) $169,900 Public Records
• 2022-07-08 Sold (MLS) $169,900 NMPA
• 2022-03-30 Listed $179,900 NMPA
• 2022-03-30 Listed $179,900 UNYREIS
• 2019-10-15 Sold (Public Records) $70,000 Public Records
• 2019-10-15 Sold (MLS) $70,000 NMPA
• 2019-08-01 Listed $89,000 NMPA

Property tax history

+4.2%/yr

Latest (2026): $2,914 · +1.5% YoY. Source: county tax records.