61 E 3rd St · Bloomsburg, PA 17815

$199,900

4 bd · 2.0 ba · 2,088 sqft · MultiFamily public records · 77 Days on market

Built 1880 2,178 sqft lot $96/sqft · at area comps Est $191k · at est.

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Why this score? — see what drove the B- 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 +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +5.5/15.0
• Rent growth +4.2/5.0
• Livability +4.1/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

This large, solid brick home has the perfect location for anyone looking to be near downtown Bloomsburg, Bloomsburg University, and Geisinger Medical Hospital! Commercially zoned, which gives you flexibility on home use. (Residential use, Student housing, Residential rental) There is an active rental permit for the home in place. Upgrades to this 4-bedroom home include 13 new windows, luxury vinyl plank flooring, carpeting, paint, light fixtures, bathroom sinks, toilets, vanities, siding throughout and screen doors! Off street parking on site. Call Brian Diehl with eXp Realty for your private showing today! 570 293 2500.

Key facts

• Off street parking
• Commercially zoned
• New windows

Tags

• COMMERCIALLY ZONED
• NEW WINDOWS
• LUXURY VINYL PLANK FLOORING
• OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $200k.

Deal economics

• At list price, monthly cash flow is $695 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 3.8% in Bloomsburg — 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 82/100 on livability (#147 in PA, #1,183 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment D, commute F.
• Bloomsburg Area SD (urban): math 33% / reading 57% proficiency, ranked #289 of 539 in PA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.8%/yr); 121 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 82 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).
• At $2,560/mo this rent would consume 46% of the median local household income ($68k/yr) (locally 801% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Columbia County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 6.8% rent growth), your $56k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.28% ✓
• Cap rate: 10.46%
• Cash-on-cash: 14.89%
• DSCR: 1.66
• GRM: 6.5

CMA / ARV

• ARV (median comp): $191,417
• List price: $199,900
• Delta: 4.43%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
451-453 W Ridge Ave	0.51mi	4/2.0	2,028 (-3%)	17mo	$43,500	$21	57
650-652 Old Berwick Rd	0.64mi	5/3.0 (+1)	2,332 (+12%)	6mo	$155,000	$66	37

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

Projected returns pro-forma

-3.0% appreciation · 6.8% rent growth · sell at horizon

5-year hold

• IRR: 9.6%
• Equity multiple: 1.39×
• Total profit: $22,013
• Equity at exit: $29,806

10-year hold

• IRR: 21.6%
• Equity multiple: 3.17×
• Total profit: $121,250
• Equity at exit: $17,284

Cash invested: $55,972 (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 17815

• Home prices YoY: -33.0%
• Rents YoY: 6.8%
• Active inventory: 121
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $2,560 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$196 /mo · $2,355/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $695

Break-even live

Break-even rent $1,681

Max offer price $199,900

Occupancy floor 68%

Sensitivity live

Price	-10% $808	-5% $751	+0% $695	+5% $638	+10% $581
Rent	-10% $492	-5% $593	+0% $695	+5% $796	+10% $897
Rate	-1.0pp $795	-0.5pp $745	base $695	+0.5pp $643	+1.0pp $590

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,560
Total (2 units)			$2,560

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 E 4th St Unit 1 Bloomsburg, PA	3.0	2.0	1400	$1,500	$1.07	44d	1	0.10mi

Listing history 27 events

1. 2026-06-19
   days on market $199,900 Active 77 DOM
2. 2026-06-18
   days on market $199,900 Active 76 DOM
3. 2026-06-17
   days on market $199,900 Active 75 DOM
4. 2026-06-16
   days on market $199,900 Active 74 DOM
5. 2026-06-16
   price $199,900 Active 73 DOM
6. 2026-06-15
   days on market $209,900 Active 73 DOM
7. 2026-06-14
   days on market $209,900 Active 71 DOM
8. 2026-06-12
   days on market $209,900 Active 70 DOM
9. 2026-06-09
   days on market $209,900 Active 67 DOM
10. 2026-06-09
    days on marketlisting id $209,900 Active 66 DOM
11. 2026-06-08
    days on market $209,900 Active 3 DOM
12. 2026-06-07
    days on marketlisting id $209,900 Active 2 DOM
13. 2026-06-02
    days on market $209,900 Active 68 DOM
14. 2026-06-01
    days on market $209,900 Active 67 DOM
15. 2026-05-31
    days on market $209,900 Active 66 DOM
16. 2026-05-30
    days on market $209,900 Active 65 DOM
17. 2026-04-14
    price $209,900 629-char remark

    Show marketing remark (629 chars)

    This large, solid brick home has the perfect location for anyone looking to be near downtown Bloomsburg, Bloomsburg University, and Geisinger Medical Hospital! Commercially zoned, which gives you flexibility on home use. (Residential use, Student housing, Residential rental) There is an active rental permit for the home in place. Upgrades to this 4-bedroom home include 13 new windows, luxury vinyl plank flooring, carpeting, paint, light fixtures, bathroom sinks, toilets, vanities, siding throughout and screen doors! Off street parking on site. Call Brian Diehl with eXp Realty for your private showing today! 570 293 2500.

18. 2026-03-26
    listed $215,000 Active 629-char remark

    Show marketing remark (629 chars)

    This large, solid brick home has the perfect location for anyone looking to be near downtown Bloomsburg, Bloomsburg University, and Geisinger Medical Hospital! Commercially zoned, which gives you flexibility on home use. (Residential use, Student housing, Residential rental) There is an active rental permit for the home in place. Upgrades to this 4-bedroom home include 13 new windows, luxury vinyl plank flooring, carpeting, paint, light fixtures, bathroom sinks, toilets, vanities, siding throughout and screen doors! Off street parking on site. Call Brian Diehl with eXp Realty for your private showing today! 570 293 2500.

19. 2023-08-10
    soldstatus $135,000
20. 2023-07-31
    soldstatus $135,000 Closed 550-char remark

    Show marketing remark (550 chars)

    Large single family home located in the commercial district of Downtown Bloomsburg. Close proximity to Downtown shopping and walking distance to University Main Campus. Currently leased out to a single family. Previously used as student housing, this home still holds student housing permits and can be easily converted back. The home is a rare find as it's commercially zoned, which means there are truly endless possibilities. Must come check it out for yourself as this one won't last long. Call today for your showing. Richie Byrne [phone]

21. 2023-05-24
    historical Active Under Contract 550-char remark

    Show marketing remark (550 chars)

    Large single family home located in the commercial district of Downtown Bloomsburg. Close proximity to Downtown shopping and walking distance to University Main Campus. Currently leased out to a single family. Previously used as student housing, this home still holds student housing permits and can be easily converted back. The home is a rare find as it's commercially zoned, which means there are truly endless possibilities. Must come check it out for yourself as this one won't last long. Call today for your showing. Richie Byrne [phone]

22. 2023-04-28
    price $139,000 550-char remark

    Show marketing remark (550 chars)

    Large single family home located in the commercial district of Downtown Bloomsburg. Close proximity to Downtown shopping and walking distance to University Main Campus. Currently leased out to a single family. Previously used as student housing, this home still holds student housing permits and can be easily converted back. The home is a rare find as it's commercially zoned, which means there are truly endless possibilities. Must come check it out for yourself as this one won't last long. Call today for your showing. Richie Byrne [phone]

23. 2023-03-09
    listed $149,000 Active 550-char remark

    Show marketing remark (550 chars)

    Large single family home located in the commercial district of Downtown Bloomsburg. Close proximity to Downtown shopping and walking distance to University Main Campus. Currently leased out to a single family. Previously used as student housing, this home still holds student housing permits and can be easily converted back. The home is a rare find as it's commercially zoned, which means there are truly endless possibilities. Must come check it out for yourself as this one won't last long. Call today for your showing. Richie Byrne [phone]

24. 2022-03-03
    soldstatus $123,250
25. 2021-12-30
    soldstatus $123,250
26. 2021-09-21
    listed $165,000
27. 1988-07-22
    soldstatus $42,500

ⓘ 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: $2,355 · $196/mo
• Projected year-2 tax: $2,757 · $230/mo
• Expected delta: +$402/yr (+$33/mo · 17.1%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% 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 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,720
• − Mortgage interest: −$11,198
• − Property taxes: −$2,355
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,458
• − Management: −$2,458
• − Depreciation: −$5,815
• Taxable income: $5,438
• Est. tax owed @ 24.0%: −$1,305
• After-tax cash flow: $7,030/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: Bloomsburg Area SD
• NCES district ID: 4203840
• Math proficiency: 33% ▼ -11.00%
• Reading proficiency: 57% ▼ -8.00%
• Median HH income: $37,973
• Composite: 37.39/100
• National rank: #4428
• State rank: #289 of 539 in PA

Livability — Bloomsburg

• Score: 82/100
• State rank: #147
• US rank: #1183

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bloomsburg, PA
• County: Columbia County · 29,790 people
• City population: 29,790
• Metro: Bloomsburg-Berwick, PA
• Population (ZIP): 29,790
• Household income: $67,510
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 801.0

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 65,170 people
• By 2030: 64,054 · -1.7%
• By 2040: 61,131 · -6.2%
• By 2050: 57,526 · -11.7%
• By 2075: 50,259 · -22.9%
• By 2100: 44,756 · -31.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 5% Two or more races 4% Black 2% Asian 2%
• Common ancestry: Romanian 5% Iranian 2% Polish 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Columbia

• 2024 margin: Solid R (+31.0) · D 34.0% · R 65.0%
• 2008→2024 swing: -26.6pp toward R · 2008: -4.5pp · 2024: -31.0pp
• All cycles: 2024: R+31.0 2020: R+30.7 2016: R+32.8 2012: R+12.4 2008: R+4.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -108.98%
• Current HPI: 220.8076
• Rent YoY: ▲ 6.80%
• Metro: Bloomsburg-Berwick, PA
• 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

+393.9% since first listed

11 events — show timeline

• 2026-04-14 Price Changed $209,900 CSVBR
• 2026-03-26 Listed $215,000 CSVBR
• 2023-08-10 Sold (Public Records) $135,000 Public Records
• 2023-07-31 Sold (MLS) $135,000 CSVBR
• 2023-05-24 Contingent — CSVBR
• 2023-04-28 Price Changed $139,000 CSVBR
• 2023-03-09 Listed $149,000 CSVBR
• 2022-03-03 Sold (Public Records) $123,250 Public Records
• 2021-12-30 Sold (MLS) $123,250 CSVBR
• 2021-09-21 Listed $165,000 CSVBR
• 1988-07-22 Sold (Public Records) $42,500 Public Records

Property tax history

+4.2%/yr

Latest (2026): $2,355 · +6.1% YoY. Source: county tax records.