91 Odell Rd Lot H4 · Montoursville, PA 17756

$98,000

2 bd · 2.0 ba · 960 sqft · SingleFamily · 56 Days on market

Built 2001 Fair condition $102/sqft · 48% below area Est $188k · 48% under ↓ 8% 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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.7/10.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +1.1/10.0

Listing remarks

Tired of paying rent? Trade it in for a place to call your own! 🎉 This move-in ready double-wide in the Montoursville School District is ready to impress--with an updated kitchen featuring granite countertops, a spacious primary suite with its own private bath, plus a second bedroom, full bath, and convenient laundry area. The open living and dining spaces make it easy to relax, host, and feel right at home. Morning coffee hits different out here--choose between your sunny front deck or the cozy screened-in back porch ☕🌿 And with a large corner lot in Valley View Estates, you'll have room to spread out and enjoy it all. Lot rent is just $495/month (including water, sewer, and trash). Buye

Key facts

• Built 2001
• Listed 55 days

🏷️ Possibly a rental listed for sale. The $98,000 price doesn't fit this home's estimated sale value (~$188,012) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $98k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $95k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 4.0% in Montoursville — 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 77/100 on livability (#341 in PA, #2,993 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Montoursville Area SD (suburban): math 43% / reading 62% proficiency, ranked #142 of 539 in PA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 41 active listings in the ZIP; 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 $678 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($95k) is reasonable based on typical stale-listing flexibility.

Recommended offer $95,060 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
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: 1.17% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.06%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (median comp): $188,012
• List price: $98,000
• Delta: -47.88%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -1.2%
• Equity multiple: 0.96×
• Total profit: $-1,216
• Equity at exit: $14,612

10-year hold

• IRR: 8.5%
• Equity multiple: 1.65×
• Total profit: $17,872
• Equity at exit: $8,473

Cash invested: $27,440 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,148 medium
• Mortgage (P&I): −$514
• Tax est. 1.5%: −$122 /mo · $1,470/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $230

Break-even live

Break-even rent $857

Max offer price $98,000

Occupancy floor 75%

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $98,000 Active 56 DOM
2. 2026-06-18
   days on market $98,000 Active 55 DOM
3. 2026-06-17
   days on market $98,000 Active 54 DOM
4. 2026-06-16
   days on market $98,000 Active 53 DOM
5. 2026-06-15
   days on market $98,000 Active 52 DOM
6. 2026-06-14
   days on market $98,000 Active 50 DOM
7. 2026-06-12
   days on market $98,000 Active 49 DOM
8. 2026-06-09
   days on market $98,000 Active 46 DOM
9. 2026-06-08
   days on market $98,000 Active 45 DOM
10. 2026-06-07
    days on market $98,000 Active 44 DOM
11. 2026-06-05
    days on market $98,000 Active 41 DOM
12. 2026-06-03
    days on market $98,000 Active 40 DOM
13. 2026-06-02
    days on market $98,000 Active 39 DOM
14. 2026-06-01
    days on market $98,000 Active 38 DOM
15. 2026-05-31
    days on market $98,000 Active 37 DOM
16. 2026-05-30
    days on market $98,000 Active 36 DOM
17. 2026-05-13
    price $98,000
18. 2026-04-23
    listed $107,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $13,781
• − Mortgage interest: −$5,490
• − Property taxes: −$1,470
• − Insurance: −$490
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$2,851
• Taxable income: $1,275
• Est. tax owed @ 24.0%: −$306
• After-tax cash flow: $2,454/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 · 13 photos

Fair 45/100 Moderate rehab

This move-in ready double-wide requires moderate repairs and maintenance to improve its condition and resale value.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — standard, no visible damage
• Moderate roof — visible wear from satellite image
• Moderate exterior siding — slight wear
• Minor landscaping — low-maintenance lawn

Value-add opportunities

• Resale paint interior walls — enhances curb appeal
• Resale replace kitchen cabinets — modernizes kitchen
• Resale repair roof — improves home's overall condition
• Resale repair exterior siding — enhances home's appearance
• Resale landscaping — enhances curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · standard, no visible damage	Minor	$500–3,000
roof · visible wear from satellite image	Moderate	$3,000–15,000
exterior siding · slight wear	Moderate	$3,000–15,000
landscaping · low-maintenance lawn	Minor	$500–3,000
Total estimated repair cost · 5 items		$7,500–39,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal ↑
• Resale replace kitchen cabinets — modernizes kitchen ↑
• Resale repair roof — improves home's overall condition ↑
• Resale repair exterior siding — enhances home's appearance ↑
• Resale landscaping — enhances curb appeal ↑

ⓘ 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: Montoursville Area SD
• NCES district ID: 4215750
• Math proficiency: 43% ▼ -16.00%
• Reading proficiency: 62% ▼ -10.00%
• Median HH income: $53,988
• Composite: 45.16/100
• National rank: #2677
• State rank: #142 of 539 in PA

Livability — Montoursville

• Score: 77/100
• State rank: #341
• US rank: #2993

Category grades

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

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

-8.4% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $98,000 WBVAR
• 2026-04-23 Listed $107,000 WBVAR