1750 Route 249 · Middlebury, PA 16935

$99,900

2 bd · 1.5 ba · 1,296 sqft · Manufactured public records · 313 Days on market

Built 1993 1.00 ac lot

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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).

• Cash flow +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• Appreciation +5.5/10.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

HANDYMAN SPECIAL! 3 bedrooms, 2 full baths, on 1 acre of land. This property is part of an estate and is being sold "AS IS". The views from the front porch are amazing with a private backyard to enjoy a peaceful evenings outdoors. The property is situated in close proximity to surrounding towns and the NY state border. Call today for your showing.

Key facts

• Amazing views
• Private backyard
• 1 acre lot

Tags

• PRIVATE BACKYARD
• AMAZING VIEWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Wellsboro Area SD (rural): math 37% / reading 58% proficiency, ranked #230 of 539 in PA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Don Gill El Sch (math 33% / reading 51%, grade F, #883 of 1,518 statewide, top 61%, 318 students, 55% FRL); Rock L Butler Ms (math 32% / reading 61%, grade D+, #172 of 512 statewide, top 35%, 480 students, 50% FRL); Wellsboro Area Hs (math 77%, 439 students, 45% FRL) — zoned schools average 50% FRL vs 31% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 4 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 $2k of equity ($691 loan paydown + $924 appreciation (0.9% 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 (0.9% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 313 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 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.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 313 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.07% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.77%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.2%
• Equity multiple: 1.41×
• Total profit: $11,565
• Equity at exit: $33,715

10-year hold

• IRR: 12.3%
• Equity multiple: 2.48×
• Total profit: $41,371
• Equity at exit: $44,505

Cash invested: $27,972 (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 16935

• Home prices YoY: 0.6%
• Active inventory: 4
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,065 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$118 /mo · $1,414/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $158

Break-even live

Break-even rent $865

Max offer price $99,900

Occupancy floor 80%

Sensitivity live

Price	-10% $214	-5% $186	+0% $158	+5% $130	+10% $101
Rent	-10% $74	-5% $116	+0% $158	+5% $200	+10% $242
Rate	-1.0pp $208	-0.5pp $183	base $158	+0.5pp $132	+1.0pp $106

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $99,900 Active 313 DOM
2. 2026-06-21
   days on market $99,900 Active 312 DOM
3. 2026-06-18
   days on market $99,900 Active 310 DOM
4. 2026-06-17
   days on market $99,900 Active 309 DOM
5. 2026-06-16
   days on market $99,900 Active 308 DOM
6. 2026-06-15
   days on market $99,900 Active 307 DOM
7. 2026-06-13
   days on market $99,900 Active 305 DOM
8. 2026-06-12
   days on market $99,900 Active 304 DOM
9. 2026-06-09
   days on market $99,900 Active 301 DOM
10. 2026-06-08
    days on market $99,900 Active 300 DOM
11. 2026-06-08
    days on market $99,900 Active 299 DOM
12. 2026-06-07
    days on market $99,900 Active 298 DOM
13. 2026-06-04
    days on market $99,900 Active 295 DOM
14. 2026-06-02
    days on market $99,900 Active 294 DOM
15. 2026-06-01
    days on market $99,900 Active 293 DOM
16. 2026-05-31
    days on market $99,900 Active 292 DOM
17. 2026-02-12
    status Active 359-char remark

    Show marketing remark (359 chars)

    HANDYMAN SPECIAL! 3 bedrooms, 2 full baths, on 1 acre of land. This property is part of an estate and is being sold "AS IS". The views from the front porch are amazing with a private backyard to enjoy a peaceful evenings outdoors. The property is situated in close proximity to surrounding towns and the NY state border. Call today for your showing.

18. 2025-08-11
    listed $99,900 Active 359-char remark

    Show marketing remark (359 chars)

    HANDYMAN SPECIAL! 3 bedrooms, 2 full baths, on 1 acre of land. This property is part of an estate and is being sold "AS IS". The views from the front porch are amazing with a private backyard to enjoy a peaceful evenings outdoors. The property is situated in close proximity to surrounding towns and the NY state border. Call today for your showing.

ⓘ 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: $1,414 · $118/mo
• Projected year-2 tax: $1,496 · $125/mo
• Expected delta: +$82/yr (+$7/mo · 5.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥91°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,777
• − Mortgage interest: −$5,596
• − Property taxes: −$1,414
• − Insurance: −$500
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − Depreciation: −$2,906
• Taxable income: $317
• Est. tax owed @ 24.0%: −$76
• After-tax cash flow: $1,818/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: Wellsboro Area SD
• NCES district ID: 4225170
• Math proficiency: 37% ▼ -12.00%
• Reading proficiency: 58% ▼ -15.00%
• Median HH income: $48,861
• Composite: 40.52/100
• National rank: #3710
• State rank: #230 of 539 in PA

Livability — Middlebury

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,175

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 (98%)
• Race & ethnicity: White 98%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Tagalog/Filipino 1%

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: ▲ 0.93%
• Current HPI: 147.2734
• 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

2 events — show timeline

• 2026-02-12 Relisted — NMPA
• 2025-08-11 Listed $99,900 NMPA

Property tax history

-0.4%/yr

Latest (2026): $1,414 · +0.0% YoY. Source: county tax records.