173 Grasso Ln · Pine, PA 17776

$195,000

2 bd · 1.5 ba · 1,606 sqft · Manufactured public records · 117 Days on market

Built 1977 0.90 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• Cash flow +6.2/30.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.5/10.0

Listing remarks MLS

Nice vacation home or residence on nearly an acre. Huge deck overlooking the beautiful, level lot with fruit trees and mountains in the background. There is also a large 2 bay garage with workshop. This is on a full, permanent block foundation with a full basement that is partially finished! Close to Little Pine State Park, game lands, Pine Creek and easy drive to Wellsboro. There is also great high speed Fiber Optic internet available! Great opportunity to be in the PA Wilds in rural English Center! NOTE: Lycoming County is currently undergoing reassessment. Current assessed value may not apply when that is completed

Key facts

• Large garage
• Level lot
• Full basement

Tags

• HUGE DECK
• LEVEL LOT
• FRUIT TREES
• LARGE GARAGE
• WORKSHOP
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $195k.

Deal economics

• At list price, monthly cash flow is $-411 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (37.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (44.3% below list).
• Recommended offer: $109k (44.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — 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: 5 active listings in the ZIP; 73 units permitted in Lycoming County in 2024 (15 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $9k appreciation (4.7% local appreciation)).
• Lycoming County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; list at $195k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,554 (44.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.56% ✗
• Cap rate: 4.10%
• Cash-on-cash: -7.82%
• DSCR: 0.65
• GRM: 15.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.29×
• Total profit: $15,871
• Equity at exit: $107,481

10-year hold

• IRR: 7.2%
• Equity multiple: 2.32×
• Total profit: $71,989
• Equity at exit: $183,046

Cash invested: $54,600 (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 17776

• Home prices YoY: 1.5%
• Active inventory: 5
• Price-to-rent: 15.0×

Monthly cashflow live

• Estimated rent: $1,086 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$110 /mo · $1,315/yr
• Insurance: −$81
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $-411

Break-even live

Break-even rent $1,606

Max offer price $122,328

Occupancy floor —

Sensitivity live

Price	-10% $-301	-5% $-356	+0% $-411	+5% $-467	+10% $-522
Rent	-10% $-497	-5% $-454	+0% $-411	+5% $-368	+10% $-326
Rate	-1.0pp $-313	-0.5pp $-362	base $-411	+0.5pp $-462	+1.0pp $-513

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $195,000 Active 117 DOM
2. 2026-06-21
   days on market $195,000 Active 116 DOM
3. 2026-06-18
   days on market $195,000 Active 114 DOM
4. 2026-06-17
   days on market $195,000 Active 113 DOM
5. 2026-06-16
   days on market $195,000 Active 112 DOM
6. 2026-06-15
   days on market $195,000 Active 111 DOM
7. 2026-06-13
   days on market $195,000 Active 109 DOM
8. 2026-06-12
   days on market $195,000 Active 108 DOM
9. 2026-06-09
   days on market $195,000 Active 105 DOM
10. 2026-06-08
    days on market $195,000 Active 104 DOM
11. 2026-06-08
    days on market $195,000 Active 103 DOM
12. 2026-06-07
    days on market $195,000 Active 102 DOM
13. 2026-06-04
    days on market $195,000 Active 99 DOM
14. 2026-06-02
    days on market $195,000 Active 98 DOM
15. 2026-06-01
    days on market $195,000 Active 97 DOM
16. 2026-05-31
    days on market $195,000 Active 96 DOM
17. 2026-05-15
    price $195,000 625-char remark

    Show marketing remark (633 chars)

    Nice vacation home or residence on nearly an acre. Huge deck overlooking the beautiful, level lot with fruit trees and mountains in the background. There is also a large 2 bay garage with workshop. This is on a full, permanent block foundation with a full basement that is partially finished! Close to Little Pine State Park, game lands, Pine Creek and easy drive to Wellsboro. There is also great high speed Fiber Optic internet available! Great opportunity to be in the PA Wilds in rural English Center! NOTE: Lycoming County is currently undergoing reassessment. Current assessed value may not apply when that is completed.

18. 2026-05-15
    price $195,000 633-char remark

    Show marketing remark (633 chars)

    Nice vacation home or residence on nearly an acre. Huge deck overlooking the beautiful, level lot with fruit trees and mountains in the background. There is also a large 2 bay garage with workshop. This is on a full, permanent block foundation with a full basement that is partially finished! Close to Little Pine State Park, game lands, Pine Creek and easy drive to Wellsboro. There is also great high speed Fiber Optic internet available! Great opportunity to be in the PA Wilds in rural English Center! NOTE: Lycoming County is currently undergoing reassessment. Current assessed value may not apply when that is completed.

19. 2026-02-24
    listed $215,000 Active 625-char remark

    Show marketing remark (633 chars)

    Nice vacation home or residence on nearly an acre. Huge deck overlooking the beautiful, level lot with fruit trees and mountains in the background. There is also a large 2 bay garage with workshop. This is on a full, permanent block foundation with a full basement that is partially finished! Close to Little Pine State Park, game lands, Pine Creek and easy drive to Wellsboro. There is also great high speed Fiber Optic internet available! Great opportunity to be in the PA Wilds in rural English Center! NOTE: Lycoming County is currently undergoing reassessment. Current assessed value may not apply when that is completed.

20. 2026-02-24
    listed $215,000 Active 633-char remark

    Show marketing remark (633 chars)

    Nice vacation home or residence on nearly an acre. Huge deck overlooking the beautiful, level lot with fruit trees and mountains in the background. There is also a large 2 bay garage with workshop. This is on a full, permanent block foundation with a full basement that is partially finished! Close to Little Pine State Park, game lands, Pine Creek and easy drive to Wellsboro. There is also great high speed Fiber Optic internet available! Great opportunity to be in the PA Wilds in rural English Center! NOTE: Lycoming County is currently undergoing reassessment. Current assessed value may not apply when that is completed.

21. 2025-11-15
    price $199,900
22. 2025-11-15
    price $199,900
23. 2025-09-11
    price $229,000
24. 2025-09-11
    price $229,000
25. 2025-07-25
    listed $245,000 Active
26. 2024-08-30
    soldstatus $115,000

ⓘ 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: $1,315 · $110/mo
• Projected year-2 tax: $2,198 · $183/mo
• Expected delta: +$883/yr (+$74/mo · 67.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°F today · 19 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: $13,026
• − Mortgage interest: −$10,923
• − Property taxes: −$1,315
• − Insurance: −$1,642
• − Repairs & maintenance: −$1,042
• − Management: −$1,042
• − Depreciation: −$5,673
• Taxable loss: −$8,610
• Est. tax savings @ 24.0%: +$2,066
• After-tax cash flow: $-2,870/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 — Pine

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

Census & demographics

• Population (ZIP): 158

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 (97%)
• Race & ethnicity: White 97% Two or more races 1%
• Common ancestry: Iranian 3% Serbian 3% Romanian 2%

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: ▲ 4.74%
• Current HPI: 313.1235
• 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

+69.6% since first listed

10 events — show timeline

• 2026-05-15 Price Changed $195,000 NMPA
• 2026-05-15 Price Changed $195,000 WBVAR
• 2026-02-24 Listed $215,000 WBVAR
• 2026-02-24 Listed $215,000 NMPA
• 2025-11-15 Price Changed $199,900 NMPA
• 2025-11-15 Price Changed $199,900 WBVAR
• 2025-09-11 Price Changed $229,000 NMPA
• 2025-09-11 Price Changed $229,000 WBVAR
• 2025-07-25 Listed $245,000 NMPA
• 2024-08-30 Sold (Public Records) $115,000 Public Records

Property tax history

+5.0%/yr

Latest (2026): $1,315 · +2.8% YoY. Source: county tax records.