484 E Main St · Thompsontown, PA 17094

$169,000

3 bd · 1.0 ba · 972 sqft · SingleFamily public records · 6 Days on market

Built 1940 10,018 sqft lot

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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 +10.5/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• DSCR +3.0/10.0
• Livability +3.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks

'Yes, this HOME WELCOMES you to move right in! Start building equity instead of Renting. Bright white remodeled, Kitchen cabinets offset the oak, refurbished hardwood floor. Rear entry mudroom offers luxury plank vinyl flooring adjacent handy 1st floor Laundry/Half Bath Combo. Replacement Windows throughout help with heat efficiency. Formal Dining room could be a play room or office. Attractive, oak trim throughout this 1900's solid home. Comfort of Living Room Mini-Split for cooling and extra heat source. Graced with hardwood floor living beauty, amidst open oak stairway to 3 bedrooms and 1 full bath. Omni Water Reverse Osmosis Treatment System; two 275 gal oil tanks for Weil McLain oil bu

Key facts

• 0.23 acre lot
• Garage
• Built 1940

Property features AI

Finance

• Other: Not in a federal flood zone; Basement with interior access, outside entrance, partial finish, sump pump, unfinished areas and walkout stairs; Below-grade area present
• HOA & community: Ground rent paid annually

Exterior

• Parking: Detached front-entry garage (1 garage space); Gravel driveway with about 4 driveway spaces; On-street parking available; Total of about 5 garage and parking spaces
• Utilities: Public water; Public sewer; Municipal trash not provided; Electric service (200+ amp); Oil for heating and hot water
• Home design: Detached home; 2 total levels; Main entrance faces north; Property in good condition; Fee simple ownership
• Construction: Aluminum siding over frame construction; Stone foundation; Asphalt roof; Built year estimated
• Exterior features: Patio(s) and porch(es) with roof; Open, cleared and landscaped yard; Level rear and front yard; Road frontage and side yards; Year-round access; Replacement windows; Other exterior features

Interior

• Kitchen: Refrigerator; Country-style kitchen with eat-in/table space; Pantry; Upgraded countertops
• Bedrooms: 3 bedrooms on the upper level
• Flooring: Carpet; Luxury vinyl plank; Vinyl; Wood floors
• Bathrooms: 1 full bathroom (upper level); 1 half bathroom (main level)
• Heating & cooling: Hot water baseboard heating; Oil-fired heating and hot water; Ceiling fans; Ductless / mini-split cooling; 200+ amp electrical service
• Interior features: Tub/shower; Breakfast area; Ceiling fan(s); Traditional floor plan; Formal dining room; Country-style kitchen with eat-in/table space; Pantry; Upgraded countertops; Wood floors; Drywall, plaster, and wood walls
• Laundry & utility: Washer and dryer on the main floor; Owned water conditioner

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (29.0% below list).
• Recommended offer: $120k (29.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#1,480 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Juniata County SD (rural): math 25% / reading 43% proficiency, ranked #423 of 539 in PA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: East Juniata El Sch (math 29% / reading 52%, grade F, #938 of 1,518 statewide, top 62%, 390 students, 52% FRL); East Juniata Jshs (math 27% / reading 52%, grade F, #265 of 437 statewide, top 63%, 406 students, 48% FRL) — zoned schools average 50% FRL vs 34% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 10 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 46 units permitted in Juniata County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $8k appreciation (5.0% local appreciation)).
• Juniata County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $45k; list at $169k implies a 276% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,057 (29.0% 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. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 0.71% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.20%
• DSCR: 0.90
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $34,020
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
491 W Main St	0.62mi	3/1.0	1,060 (+9%)	11mo	$36,900	$35	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.0%
• Equity multiple: 1.70×
• Total profit: $33,293
• Equity at exit: $95,707

10-year hold

• IRR: 12.3%
• Equity multiple: 3.23×
• Total profit: $105,374
• Equity at exit: $165,126

Cash invested: $47,320 (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 17094

• Home prices YoY: 3.0%
• Active inventory: 10
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,201 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$79 /mo · $945/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-87

Break-even live

Break-even rent $1,311

Max offer price $153,643

Occupancy floor —

Sensitivity live

Price	-10% $9	-5% $-39	+0% $-87	+5% $-135	+10% $-183
Rent	-10% $-182	-5% $-134	+0% $-87	+5% $-40	+10% $8
Rate	-1.0pp $-2	-0.5pp $-44	base $-87	+0.5pp $-131	+1.0pp $-175

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Oakhurst Ln Lot 7C Millerstown, PA	3.0	1.0	910	$1,300	$1.43	24d	1	0.17mi
5 Oakhurst Ln Unit 5 Millerstown, PA	2.0	1.0	900	$1,100	$1.22	24d	1	0.17mi

Listing history 17 events

1. 2026-06-21
   days on market $169,000 Active 6 DOM
2. 2026-06-18
   days on market $169,000 Active 4 DOM
3. 2026-06-17
   days on market $169,000 Active 3 DOM
4. 2026-06-16
   days on market $169,000 Active 2 DOM
5. 2026-06-15
   statusdays on market $169,000 Active 1 DOM
6. 2026-06-13
   days on market $169,000 Coming Soon 15 DOM
7. 2026-06-12
   days on market $169,000 Coming Soon 14 DOM
8. 2026-06-09
   days on market $169,000 Coming Soon 11 DOM
9. 2026-06-08
   days on market $169,000 Coming Soon 10 DOM
10. 2026-06-08
    days on market $169,000 Coming Soon 9 DOM
11. 2026-06-07
    days on market $169,000 Coming Soon 8 DOM
12. 2026-06-04
    days on market $169,000 Coming Soon 5 DOM
13. 2026-06-02
    days on market $169,000 Coming Soon 4 DOM
14. 2026-06-01
    days on market $169,000 Coming Soon 3 DOM
15. 2026-05-31
    days on market $169,000 Coming Soon 2 DOM
16. 2026-05-29
    historical $169,000
17. 2019-10-11
    soldstatus $45,000

ⓘ 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: $945 · $79/mo
• Projected year-2 tax: $1,807 · $151/mo
• Expected delta: +$863/yr (+$72/mo · 91.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $14,407
• − Mortgage interest: −$9,467
• − Property taxes: −$945
• − Insurance: −$845
• − Repairs & maintenance: −$1,153
• − Management: −$1,153
• − Depreciation: −$4,916
• Taxable loss: −$4,071
• Est. tax savings @ 24.0%: +$977
• After-tax cash flow: $-66/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: Juniata County SD
• NCES district ID: 4212600
• Math proficiency: 25% ▼ -13.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $46,589
• Composite: 29.12/100
• National rank: #6591
• State rank: #423 of 539 in PA

Livability — Thompsontown

• Score: 60/100
• State rank: #1480
• US rank: #19130

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thompsontown, PA
• Population (ZIP): 2,598

Population outlook (Juniata County) Hauer SSP2

• Today (2025): 24,489 people
• By 2030: 24,022 · -1.9%
• By 2040: 22,520 · -8.0%
• By 2050: 20,382 · -16.8%
• By 2075: 15,680 · -36.0%
• By 2100: 11,150 · -54.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Asian 2%
• Common ancestry: Polish 6% Iranian 2% Serbian 1%
• Foreign-born: 1%
• Languages at home: 91% English-only · German/W. Germanic 7% Spanish 1%

Political lean MEDSL · Juniata

• 2024 margin: Solid R (+61.4) · D 18.9% · R 80.3%
• 2008→2024 swing: -26.2pp toward R · 2008: -35.2pp · 2024: -61.4pp
• All cycles: 2024: R+61.4 2020: R+61.4 2016: R+61.8 2012: R+45.2 2008: R+35.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.99%
• Current HPI: 171.576
• 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

+275.6% since first listed

2 events — show timeline

• 2026-05-29 Coming Soon $169,000 BRIGHT MLS
• 2019-10-11 Sold (Public Records) $45,000 Public Records

Property tax history

+4.5%/yr

Latest (2026): $945 · +2.8% YoY. Source: county tax records.