112 S Higgins Ave · Sayre, PA 18840

$79,000

3 bd · 1.0 ba · 1,580 sqft · SingleFamily · 6 Days on market

Built 1880 0.34 ac lot $50/sqft · 49% below area Est $156k · 49% under ↓ 24% 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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +7.6/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 Bedroom, 1 Bathroom property located on double lot with a 1 car garage. With some updating this house could be a great starter home or an investment opportunity.

Key facts

• 0.34 acre lot
• Garage
• Built 1880

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; 2 stories
• Construction: Wood siding construction
• Exterior features: Metal roof

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating
• Interior features: Electric water heater; 9 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($995 rent vs $79k).
• Cap rate 9.6% vs local median 3.4% in Sayre — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#419 in PA, #3,808 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Sayre Area SD (town): math 34% / reading 54% proficiency, ranked #299 of 539 in PA (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 43 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $546 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 $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.
• Current owner paid $60k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,000

Questions for the listing agent

1. Built in 1880 — 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. 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.
4. 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.
5. 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: 1.26% ✓
• Cap rate: 9.65%
• Cash-on-cash: 11.98%
• DSCR: 1.53
• GRM: 6.6

CMA / ARV

• ARV (median comp): $156,031
• List price: $79,000
• Delta: -49.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 S Higgins Ave	0.00mi	3/1.0	1,580 (0%)	1mo	$60,000	$38	99
102 Garden St	0.27mi	3/1.0	1,552 (-2%)	13mo	$125,000	$81	73
403 Desmond St	0.31mi	3/2.0	1,653 (+5%)	8mo	$201,500	$122	67
317 Chemung St	0.52mi	3/1.5	1,676 (+6%)	1mo	$260,000	$155	62
502 S Elmira St	0.45mi	4/2.0 (+1)	1,602 (+1%)	10mo	$168,000	$105	60
502 Desmond St	0.41mi	3/1.0	1,424 (-10%)	6mo	$115,000	$81	59
303 N Wilbur Ave	0.59mi	3/1.5	1,438 (-9%)	5mo	$177,000	$123	51
315 Madison St	0.68mi	3/1.5	1,736 (+10%)	3mo	$200,000	$115	48
106 Layton St	0.73mi	4/1.5 (+1)	1,638 (+4%)	7mo	$195,000	$119	47
328 W Lockhart St	0.56mi	3/1.5	1,386 (-12%)	9mo	$177,000	$128	43
107 Woodworth St	0.70mi	3/1.5	1,412 (-11%)	10mo	$159,000	$113	39
506 North Wilbur Ave	0.73mi	4/2.0 (+1)	1,728 (+9%)	11mo	$260,000	$150	32

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $1,292
• Equity at exit: $11,779

10-year hold

• IRR: 11.2%
• Equity multiple: 1.87×
• Total profit: $19,347
• Equity at exit: $6,830

Cash invested: $22,120 (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 18840

• Home prices YoY: -32.9%
• Active inventory: 43
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $995 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$118 /mo · $1,416/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $221

Break-even live

Break-even rent $715

Max offer price $79,000

Occupancy floor 73%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 E Pine St Unit 1 Athens, PA	2.0	1.5	1100	$995	$0.90	43d	1	1.00mi

Listing history 3 events

1. 2026-05-05
   status Pending 163-char remark
2. 2026-04-29
   listed $79,000 Active 163-char remark
3. 2026-04-29
   listed $79,000 Active

ⓘ 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: $1,416 · $118/mo
• Projected year-2 tax: $1,416 · $118/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 4/10 Moderate FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $11,940
• − Mortgage interest: −$4,425
• − Property taxes: −$1,416
• − Insurance: −$395
• − Repairs & maintenance: −$955
• − Management: −$955
• − Depreciation: −$2,298
• Taxable income: $1,495
• Est. tax owed @ 24.0%: −$359
• After-tax cash flow: $2,291/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: Sayre Area SD
• NCES district ID: 4220850
• Math proficiency: 34% ▼ -7.00%
• Reading proficiency: 54% ▼ -3.00%
• Median HH income: $42,919
• Composite: 37.05/100
• National rank: #4509
• State rank: #299 of 539 in PA

Livability — Sayre

• Score: 75/100
• State rank: #419
• US rank: #3808

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sayre, PA
• Population (ZIP): 11,249

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 (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 3% Slovak 2% Iranian 2%
• Foreign-born: 5% · Canada
• Languages at home: 96% English-only · Other Indo-European 1% Spanish 1%

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: ▼ -82.43%
• Current HPI: 167.8622
• 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

-24.1% since first listed

5 events — show timeline

• 2026-06-04 Sold (Public Records) $60,000 Public Records
• 2026-05-29 Sold (MLS) $60,000 NMPA
• 2026-05-05 Pending — NMPA
• 2026-04-29 Listed $79,000 NMPA
• 2026-04-29 Listed $79,000 NMPA

Property tax history

+2.1%/yr

Latest (2026): $1,416 · +2.7% YoY. Source: county tax records.