472 Antes Fort Front St · Jersey Shore, PA 17740

$269,900

3 bd · 1.5 ba · 2,220 sqft · MultiFamily public records · 27 Days on market

Built 2005 1.25 ac lot $122/sqft · at area comps Est $280k · at est. ↓ 2% since listing

---

Why this score? — see what drove the D+ 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 +17.6/30.0
• ARV discount +9.2/15.0
• DSCR +5.5/10.0
• 1% rule +4.5/10.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Located in Antes Fort within the highly desired Jersey Shore Area School District, this well-maintained bi-level home sits on 1.25 level acres and offers plenty of space and flexibility! The main level features a spacious living room, kitchen/dining combo, laundry area, 2 bedrooms, full bath, and a rear deck overlooking the backyard. The lower level offers its own private entrance, making it ideal for an in-law suite or rental opportunity. Complete with a second eat-in kitchen, family room, 2 bedrooms, full bath, and separate laundry, the possibilities are endless! Whether you're looking for multi-generational living or extra income potential, this property is a must-see. Schedule you

Key facts

• Backyard
• In law suite
• Private entrance

Tags

• PRIVATE ENTRANCE
• IN LAW SUITE
• RENTAL OPPORTUNITY
• SECOND EAT IN KITCHEN
• REAR DECK
• BACKYARD

Property features AI

Exterior

• Parking: Off-street gravel parking; No formal garage
• Security: Smoke detectors
• Utilities: Public water; Electric service with circuit breakers
• Home design: Residential property; Two levels
• Construction: Frame construction with vinyl siding; Shingle roof; Block foundation; Built with additional notes: see remarks
• Exterior features: Patio; Deck; Porch; Level, cleared lot (1.25 acres)

Interior

• Kitchen: Dishwasher; Refrigerator; Range; Range hood
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Oil heating; Baseboard and hot water heating; No cooling
• Interior features: In-law floorplan; Finished full basement with walk-up access; 8 total rooms
• Laundry & utility: Laundry on main level; Laundry on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath multifamily listed at $270k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (5.4% below list).
• Recommended offer: $255k (5.4% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.0% in Jersey Shore — 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 74/100 on livability (#490 in PA, #4,504 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Jersey Shore Area SD (town): math 41% / reading 59% proficiency, ranked #179 of 539 in PA (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 46 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 $2k of loan paydown is wiped out by about $8k 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 27 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.

Recommended offer $255,400 (5.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-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?
3. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.35%
• DSCR: 1.15
• GRM: 8.8

CMA / ARV

• ARV (median comp): $280,305
• List price: $269,900
• Delta: -3.71%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.0%
• Equity multiple: 0.60×
• Total profit: $-30,314
• Equity at exit: $40,243

10-year hold

• IRR: -1.8%
• Equity multiple: 0.88×
• Total profit: $-9,108
• Equity at exit: $23,336

Cash invested: $75,572 (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 17740

• Home prices YoY: -7.6%
• Active inventory: 46
• Price-to-rent: 17.6×

Monthly cashflow live

• Estimated rent: $2,554 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$279 /mo · $3,350/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $211

Break-even live

Break-even rent $2,287

Max offer price $269,900

Occupancy floor 87%

Sensitivity live

Price	-10% $363	-5% $287	+0% $211	+5% $134	+10% $58
Rent	-10% $9	-5% $110	+0% $211	+5% $312	+10% $412
Rate	-1.0pp $347	-0.5pp $279	base $211	+0.5pp $141	+1.0pp $70

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,554
Total (2 units)			$2,554

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-12
   statusdays on market $269,900 Pending 27 DOM
2. 2026-06-09
   days on market $269,900 Active 26 DOM
3. 2026-06-08
   days on market $269,900 Active 25 DOM
4. 2026-06-07
   days on market $269,900 Active 24 DOM
5. 2026-06-04
   days on market $269,900 Active 20 DOM
6. 2026-06-02
   days on market $269,900 Active 19 DOM
7. 2026-06-01
   days on market $269,900 Active 18 DOM
8. 2026-05-31
   days on market $269,900 Active 17 DOM
9. 2026-05-31
   days on market $269,900 Active 16 DOM
10. 2026-05-14
    listed $274,900 Active 732-char remark

ⓘ 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: $3,350 · $279/mo
• Projected year-2 tax: $3,807 · $317/mo
• Expected delta: +$457/yr (+$38/mo · 13.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,648
• − Mortgage interest: −$15,119
• − Property taxes: −$3,350
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,452
• − Management: −$2,452
• − Depreciation: −$7,852
• Taxable loss: −$1,925
• Est. tax savings @ 24.0%: +$462
• After-tax cash flow: $2,990/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: Jersey Shore Area SD
• NCES district ID: 4212480
• Math proficiency: 41% ▼ -8.00%
• Reading proficiency: 59% ▼ -7.00%
• Median HH income: $50,019
• Composite: 42.72/100
• National rank: #3165
• State rank: #179 of 539 in PA

Livability — Jersey Shore

• Score: 74/100
• State rank: #490
• US rank: #4504

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,600

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 (96%)
• Race & ethnicity: White 96% Two or more races 2%
• Common ancestry: Romanian 3% Slovak 2% Polish 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · German/W. Germanic 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: ▼ -18.78%
• Current HPI: 229.4555
• 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

-1.8% since first listed

3 events — show timeline

• 2026-06-11 Pending — WBVAR
• 2026-05-30 Price Changed $269,900 WBVAR
• 2026-05-14 Listed $274,900 WBVAR

Property tax history

+1.6%/yr

Latest (2026): $3,350 · +1.6% YoY. Source: county tax records.