10329 Route 6 · Delmar, PA 16901

$197,500

3 bd · 1.0 ba · 2,016 sqft · SingleFamily public records · 100 Days on market

Built 1975 1.18 ac lot $98/sqft · 12% below area Est $198k · at est.

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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 +11.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• DSCR +3.2/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

PRICE REDUCTION, VERY MOTIVATED SELLERS! Handy-man Special. Perfect location for this 3-bedroom, 1 bathroom home with Rail Trail frontage! This tri-level home offers the main living on the first floor and bedrooms several steps up on the second floor and then the family room and laundry are located a few steps down into the basement. This home provides a sense of openness from the first floor into the basement area. The spacious eat-in kitchen is perfect for large family get-togethers with plenty of room to enjoy cooking together with your loved ones. Enjoy the outdoors while sitting on the front patio, which offers a large area for outdoor dining and a great space to have a cookout. The oversized 2 car garage is perfect to pull your vehicle into while still having room for a workshop space. Whether you are looking for a full-time residence, part-time living or an investment property, this property has it all and is waiting for you to call it home.

Key facts

• Front patio
• Tri-level home
• Outdoor dining area

Tags

• TRI-LEVEL HOME
• MAIN LIVING ON FIRST FLOOR
• FAMILY ROOM IN BASEMENT
• SPACIOUS EAT-IN KITCHEN
• FRONT PATIO
• OUTDOOR DINING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $-151 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (19.0% below list).
• Recommended offer: $160k (19.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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: 35 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 32 units permitted in Tioga County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Tioga County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $58k; list at $198k implies a 238% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,000 (19.0% 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. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — 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: 0.81% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.84%
• DSCR: 0.92
• GRM: 10.3

CMA / ARV

• ARV (median comp): $197,578
• List price: $197,500
• Delta: -0.04%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.0%
• Equity multiple: 2.77×
• Total profit: $97,999
• Equity at exit: $177,924

10-year hold

• IRR: 19.8%
• Equity multiple: 6.36×
• Total profit: $296,264
• Equity at exit: $383,699

Cash invested: $55,300 (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 16901

• Home prices YoY: 4.6%
• Active inventory: 35
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$1,036
• Tax from tax record: −$231 /mo · $2,767/yr
• Insurance: −$82
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $-151

Break-even live

Break-even rent $1,791

Max offer price $170,817

Occupancy floor —

Sensitivity live

Price	-10% $-39	-5% $-95	+0% $-151	+5% $-207	+10% $-263
Rent	-10% $-277	-5% $-214	+0% $-151	+5% $-88	+10% $-25
Rate	-1.0pp $-52	-0.5pp $-101	base $-151	+0.5pp $-202	+1.0pp $-254

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: $49,375
• Closing costs: $5,925
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Cone St Wellsboro, PA	2.0	1.0	1763	$1,600	$0.91	45d	1	1.23mi

Listing history 20 events

1. 2026-06-21
   days on market $197,500 Active 100 DOM
2. 2026-06-21
   days on market $197,500 Active 99 DOM
3. 2026-06-18
   days on market $197,500 Active 97 DOM
4. 2026-06-17
   days on market $197,500 Active 96 DOM
5. 2026-06-16
   days on market $197,500 Active 95 DOM
6. 2026-06-15
   days on market $197,500 Active 94 DOM
7. 2026-06-13
   days on market $197,500 Active 92 DOM
8. 2026-06-12
   pricedays on market $197,500 Active 91 DOM
9. 2026-06-09
   days on market $205,000 Active 88 DOM
10. 2026-06-08
    days on market $205,000 Active 87 DOM
11. 2026-06-08
    days on market $205,000 Active 86 DOM
12. 2026-06-07
    days on market $205,000 Active 85 DOM
13. 2026-06-04
    days on market $205,000 Active 82 DOM
14. 2026-06-02
    days on market $205,000 Active 81 DOM
15. 2026-06-01
    days on market $205,000 Active 80 DOM
16. 2026-05-31
    days on market $205,000 Active 79 DOM
17. 2026-04-23
    price $205,000 962-char remark

    Show marketing remark (962 chars)

    PRICE REDUCTION, VERY MOTIVATED SELLERS! Handy-man Special. Perfect location for this 3-bedroom, 1 bathroom home with Rail Trail frontage! This tri-level home offers the main living on the first floor and bedrooms several steps up on the second floor and then the family room and laundry are located a few steps down into the basement. This home provides a sense of openness from the first floor into the basement area. The spacious eat-in kitchen is perfect for large family get-togethers with plenty of room to enjoy cooking together with your loved ones. Enjoy the outdoors while sitting on the front patio, which offers a large area for outdoor dining and a great space to have a cookout. The oversized 2 car garage is perfect to pull your vehicle into while still having room for a workshop space. Whether you are looking for a full-time residence, part-time living or an investment property, this property has it all and is waiting for you to call it home.

18. 2026-03-13
    listed $224,900 Active 962-char remark

    Show marketing remark (962 chars)

    PRICE REDUCTION, VERY MOTIVATED SELLERS! Handy-man Special. Perfect location for this 3-bedroom, 1 bathroom home with Rail Trail frontage! This tri-level home offers the main living on the first floor and bedrooms several steps up on the second floor and then the family room and laundry are located a few steps down into the basement. This home provides a sense of openness from the first floor into the basement area. The spacious eat-in kitchen is perfect for large family get-togethers with plenty of room to enjoy cooking together with your loved ones. Enjoy the outdoors while sitting on the front patio, which offers a large area for outdoor dining and a great space to have a cookout. The oversized 2 car garage is perfect to pull your vehicle into while still having room for a workshop space. Whether you are looking for a full-time residence, part-time living or an investment property, this property has it all and is waiting for you to call it home.

19. 2025-04-08
    soldstatus $58,500
20. 1990-02-05
    soldstatus $55,000

ⓘ 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: $2,767 · $231/mo
• Projected year-2 tax: $2,944 · $245/mo
• Expected delta: +$177/yr (+$15/mo · 6.4%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,200
• − Mortgage interest: −$11,063
• − Property taxes: −$2,767
• − Insurance: −$1,785
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$5,745
• Taxable loss: −$5,233
• Est. tax savings @ 24.0%: +$1,256
• After-tax cash flow: $-557/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 — Delmar

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

Census & demographics

• Population (ZIP): 10,416

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 (95%)
• Race & ethnicity: White 95% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Romanian 6% Slovak 2% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% Chinese 1% German/W. Germanic 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: ▲ 11.05%
• Current HPI: 252.4252
• 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

+272.7% since first listed

4 events — show timeline

• 2026-04-23 Price Changed $205,000 NMPA
• 2026-03-13 Listed $224,900 NMPA
• 2025-04-08 Sold (Public Records) $58,500 Public Records
• 1990-02-05 Sold (Public Records) $55,000 Public Records

Property tax history

+0.3%/yr

Latest (2026): $2,767 · +0.2% YoY. Source: county tax records.