2106 Northway Rd · Kenmar, PA 17701

$395,000

6 bd · 3.0 ba · 5,561 sqft · MultiFamily public records · 23 Days on market

Built 1900 0.40 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• 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 MLS

Step into a truly one-of-a-kind property rich with history, character, and endless possibilities. Originally part of the historic Nittinger Farm and dating back nearly 200 years, this remarkable home blends timeless charm with thoughtful modern updates. Original barn features remain throughout, while every inch has been creatively restored with custom woodwork and unique details that make this property unlike anything else on the market. Since previously listed, the owners have completed even more of the space, adding a potential fourth separate living area complete with its own bathroom and private access. This addition creates even more opportunity for short-term rental income, multi-generational living, guest accommodations, or flexible use to fit your needs. In addition to the beautifully updated home, the property features a spacious 2,500-square-foot workshop offering incredible flexibility. Whether you're searching for a primary residence, multi-generational living opportunity, Airbnb or rental investment, potential bed & breakfast, event venue, or a property with space to operate a business, this exceptional property can accommodate it all. Three of the four living areas come completely stocked, furnished, and ready to operate as short-term rentals, creating an incredible turnkey income-producing opportunity. Outside, enjoy your own private backyard oasis complete with a heated saltwater pool -- the perfect place to relax, entertain, and enjoy the setting.

Key facts

• Spacious workshop
• Private access
• Unique details

Tags

• HISTORIC NITTINGER FARM
• ORIGINAL BARN FEATURES
• CUSTOM WOODWORK
• UNIQUE DETAILS
• PRIVATE ACCESS
• SPACIOUS WORKSHOP

Property features AI

Finance

• Other: Pets allowed with no pet restrictions
• Financial info:
• HOA & community:

Exterior

• Parking: Attached front-entry garage with five spaces; Off-street parking available
• Security:
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Fee simple ownership; Above-grade finished living area (estimated)
• Construction: Mixed construction including cedar, stone, wood siding and combination materials; Copper and mixed plumbing; Metal roof; Other above-grade structures present
• Exterior features: Personal pool; Not in a federal flood zone

Interior

• Kitchen:
• Bedrooms: Five bedrooms on the main level; One bedroom on the lower level
• Flooring: Carpet; Engineered wood; Hardwood; Luxury vinyl tile
• Bathrooms: Three full bathrooms on the main level; Two full bathrooms on the lower level (total of five full bathrooms)
• Heating & cooling: Forced air heating; Natural gas heating and hot water
• Interior features: Level entry to main floor; Basement with walkout level
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath multifamily listed at $395k.

Deal economics

• At list price, monthly cash flow is $3k ($40k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $395k).
• Recommended offer: $389k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#575 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Loyalsock Township SD (suburban): math 47% / reading 58% proficiency, ranked #152 of 539 in PA (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.4%/yr); 188 active listings in the ZIP; 73 units permitted in Lycoming County in 2024 (15 in 5+ unit buildings).
• At $7,490/mo this rent would consume 169% of the median local household income ($53k/yr) (locally 2178% 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 $3k of loan paydown is wiped out by about $12k 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.
• At projected returns (-3.0% appreciation + 4.4% rent growth), your $111k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($389k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $389,075 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.90% ✓
• Cap rate: 16.50%
• Cash-on-cash: 36.44%
• DSCR: 2.62
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.43% rent growth · sell at horizon

5-year hold

• IRR: 33.8%
• Equity multiple: 2.45×
• Total profit: $160,855
• Equity at exit: $58,896

10-year hold

• IRR: 41.4%
• Equity multiple: 5.17×
• Total profit: $461,741
• Equity at exit: $34,152

Cash invested: $110,600 (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 17701

• Rents YoY: 4.4%
• Active inventory: 188
• Price-to-rent: 17.6×

Monthly cashflow live

• Estimated rent: $7,490 medium
• Mortgage (P&I): −$2,071
• Tax from tax record: −$322 /mo · $3,867/yr
• Insurance: −$165
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,573
• Net cashflow: $3,359

Break-even live

Break-even rent $3,238

Max offer price $395,000

Occupancy floor 50%

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	1.5	$7,488
Total (4 units)			$7,490

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: $98,750
• Closing costs: $11,850
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $395,000 Active 23 DOM
2. 2026-06-18
   days on market $395,000 Active 22 DOM
3. 2026-06-17
   days on market $395,000 Active 21 DOM
4. 2026-06-16
   days on market $395,000 Active 20 DOM
5. 2026-06-15
   days on market $395,000 Active 19 DOM
6. 2026-06-14
   days on market $395,000 Active 17 DOM
7. 2026-06-12
   days on market $395,000 Active 16 DOM
8. 2026-06-09
   days on market $395,000 Active 13 DOM
9. 2026-06-08
   days on market $395,000 Active 12 DOM
10. 2026-06-07
    days on market $395,000 Active 11 DOM
11. 2026-06-05
    days on market $395,000 Active 8 DOM
12. 2026-06-02
    days on market $395,000 Active 6 DOM
13. 2026-06-01
    days on market $395,000 Active 5 DOM
14. 2026-05-31
    days on market $395,000 Active 4 DOM
15. 2026-05-30
    days on market $395,000 Active 3 DOM
16. 2026-05-27
    listed $395,000 Active 1494-char remark

    Show marketing remark (1494 chars)

    Step into a truly one-of-a-kind property rich with history, character, and endless possibilities. Originally part of the historic Nittinger Farm and dating back nearly 200 years, this remarkable home blends timeless charm with thoughtful modern updates. Original barn features remain throughout, while every inch has been creatively restored with custom woodwork and unique details that make this property unlike anything else on the market. Since previously listed, the owners have completed even more of the space, adding a potential fourth separate living area complete with its own bathroom and private access. This addition creates even more opportunity for short-term rental income, multi-generational living, guest accommodations, or flexible use to fit your needs. In addition to the beautifully updated home, the property features a spacious 2,500-square-foot workshop offering incredible flexibility. Whether you're searching for a primary residence, multi-generational living opportunity, Airbnb or rental investment, potential bed & breakfast, event venue, or a property with space to operate a business, this exceptional property can accommodate it all. Three of the four living areas come completely stocked, furnished, and ready to operate as short-term rentals, creating an incredible turnkey income-producing opportunity. Outside, enjoy your own private backyard oasis complete with a heated saltwater pool -- the perfect place to relax, entertain, and enjoy the setting.

17. 2026-05-27
    listed $395,000 Active 1494-char remark

    Show marketing remark (1494 chars)

    Step into a truly one-of-a-kind property rich with history, character, and endless possibilities. Originally part of the historic Nittinger Farm and dating back nearly 200 years, this remarkable home blends timeless charm with thoughtful modern updates. Original barn features remain throughout, while every inch has been creatively restored with custom woodwork and unique details that make this property unlike anything else on the market. Since previously listed, the owners have completed even more of the space, adding a potential fourth separate living area complete with its own bathroom and private access. This addition creates even more opportunity for short-term rental income, multi-generational living, guest accommodations, or flexible use to fit your needs. In addition to the beautifully updated home, the property features a spacious 2,500-square-foot workshop offering incredible flexibility. Whether you're searching for a primary residence, multi-generational living opportunity, Airbnb or rental investment, potential bed & breakfast, event venue, or a property with space to operate a business, this exceptional property can accommodate it all. Three of the four living areas come completely stocked, furnished, and ready to operate as short-term rentals, creating an incredible turnkey income-producing opportunity. Outside, enjoy your own private backyard oasis complete with a heated saltwater pool -- the perfect place to relax, entertain, and enjoy the setting.

18. 2026-05-27
    listed $395,000 Active

    Show marketing remark (1494 chars)

    Step into a truly one-of-a-kind property rich with history, character, and endless possibilities. Originally part of the historic Nittinger Farm and dating back nearly 200 years, this remarkable home blends timeless charm with thoughtful modern updates. Original barn features remain throughout, while every inch has been creatively restored with custom woodwork and unique details that make this property unlike anything else on the market. Since previously listed, the owners have completed even more of the space, adding a potential fourth separate living area complete with its own bathroom and private access. This addition creates even more opportunity for short-term rental income, multi-generational living, guest accommodations, or flexible use to fit your needs. In addition to the beautifully updated home, the property features a spacious 2,500-square-foot workshop offering incredible flexibility. Whether you're searching for a primary residence, multi-generational living opportunity, Airbnb or rental investment, potential bed & breakfast, event venue, or a property with space to operate a business, this exceptional property can accommodate it all. Three of the four living areas come completely stocked, furnished, and ready to operate as short-term rentals, creating an incredible turnkey income-producing opportunity. Outside, enjoy your own private backyard oasis complete with a heated saltwater pool -- the perfect place to relax, entertain, and enjoy the setting.

19. 2023-04-06
    status Active
20. 2023-04-06
    status Active
21. 2023-04-03
    historical
22. 2023-04-03
    status Active
23. 2023-04-03
    status Active
24. 2023-03-23
    status Pending
25. 2023-03-23
    status Pending
26. 2022-10-31
    listed $389,900 Active
27. 2022-10-03
    listed $389,900 Active
28. 2022-10-03
    listed $389,900 Active

ⓘ 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: $3,867 · $322/mo
• Projected year-2 tax: $5,054 · $421/mo
• Expected delta: +$1,187/yr (+$99/mo · 30.7%)

ⓘ 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 3/10 Moderate
• 🌡 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $89,880
• − Mortgage interest: −$22,126
• − Property taxes: −$3,867
• − Insurance: −$1,975
• − Repairs & maintenance: −$7,190
• − Management: −$7,190
• − Depreciation: −$11,491
• Taxable income: $36,040
• Est. tax owed @ 24.0%: −$8,650
• After-tax cash flow: $31,656/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: Loyalsock Township SD
• NCES district ID: 4214310
• Math proficiency: 47% ▼ -10.00%
• Reading proficiency: 58% ▼ -13.00%
• Median HH income: $46,423
• Composite: 44.48/100
• National rank: #2800
• State rank: #152 of 539 in PA

Livability — Kenmar

• Score: 73/100
• State rank: #575
• US rank: #5476

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lycoming County · 43,104 people
• Metro: Williamsport, PA
• Population (ZIP): 43,104
• Household income: $53,237
• Rent vs Own: 45.4% rent · 54.6% own
• Severe rent burden: 2178.0

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 (80%)
• Race & ethnicity: White 80% Black 10% Two or more races 7% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% French/Haitian/Cajun 1% German/W. Germanic 1%

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: ▼ -142.61%
• Current HPI: 216.7203
• Rent YoY: ▲ 4.43%
• Metro: Williamsport, 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

+1.3% since first listed

13 events — show timeline

• 2026-05-27 Listed $395,000 WBVAR
• 2026-05-27 Listed $395,000 WBVAR
• 2026-05-27 Listed $395,000 BRIGHT MLS
• 2023-04-06 Relisted — WBVAR
• 2023-04-06 Relisted — WBVAR
• 2023-04-03 Listing Removed — BRIGHT MLS
• 2023-04-03 Relisted — WBVAR
• 2023-04-03 Relisted — WBVAR
• 2023-03-23 Pending — WBVAR
• 2023-03-23 Pending — WBVAR
• 2022-10-31 Listed $389,900 BRIGHT MLS
• 2022-10-03 Listed $389,900 WBVAR
• 2022-10-03 Listed $389,900 WBVAR

Property tax history

+2.1%/yr

Latest (2026): $3,867 · +2.2% YoY. Source: county tax records.