406 Dwight St · Coudersport, PA 16915

$89,000

5 bd · 2.5 ba · 1,450 sqft · MultiFamily public records · 26 Days on market

Built 1900 6,969 sqft lot Est $103k · 14% under ↓ 1% since listing

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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
• ARV discount +13.6/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.9/10.0

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

Spacious 5-bedroom, 2.5-bath home offering plenty of potential! Property is being sold AS-IS and is ideal for renovation or investment opportunities. Buyers are responsible for performing their own due diligence regarding square footage, lot size, taxes, zoning, condition, and any other information deemed important. Large layout with ample living space and endless possibilities for updates and customization. Schedule your showing today! Newer roof, updated kitchen and electrical, two water heaters, and newer floor in some areas. 4 Hour notice for showings.

Key facts

• Newer roof
• Updated kitchen
• Two water heaters

Tags

• RENOVATION OPPORTUNITIES
• UPDATED KITCHEN
• NEWER ROOF
• TWO WATER HEATERS

Property features AI

Exterior

• Parking: Driveway; Other parking
• Utilities: Public water; Public sewer; Electric hot water; Other heating fuel; Other cooling fuel
• Home design: Fee simple ownership; Above-grade finished living area approximately 2,000 (estimated)
• Construction: Other above-grade structures
• Exterior features: No tidal water

Interior

• Bedrooms: Five bedrooms on the main level
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Electric baseboard heating; Other cooling
• Interior features: Estimated living area; Unfinished basement

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath multifamily listed at $89k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#739 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety D, amenities F.
• Coudersport Area SD (rural): math 32% / reading 43% proficiency, ranked #386 of 539 in PA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 52 active listings in the ZIP; 24 units permitted in Potter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Potter County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $87,665 (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. 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.
4. 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.
5. 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: 1.44% ✓
• Cap rate: 10.78%
• Cash-on-cash: 16.04%
• DSCR: 1.71
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $102,950
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 S Main St	0.34mi	6/4.0 (+1)	1,624 (+12%)	17mo	$115,000	$71	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.0%
• Equity multiple: 1.27×
• Total profit: $6,847
• Equity at exit: $13,270

10-year hold

• IRR: 16.4%
• Equity multiple: 2.34×
• Total profit: $33,510
• Equity at exit: $7,695

Cash invested: $24,920 (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 16915

• Home prices YoY: -4.0%
• Active inventory: 52
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,279 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$174 /mo · $2,084/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $333

Break-even live

Break-even rent $858

Max offer price $89,000

Occupancy floor 69%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $89,000 Active 26 DOM
2. 2026-06-17
   days on market $89,000 Active 25 DOM
3. 2026-06-16
   days on market $89,000 Active 24 DOM
4. 2026-06-15
   days on market $89,000 Active 23 DOM
5. 2026-06-13
   days on market $89,000 Active 21 DOM
6. 2026-06-12
   days on market $89,000 Active 20 DOM
7. 2026-06-09
   days on market $89,000 Active 17 DOM
8. 2026-06-08
   days on market $89,000 Active 16 DOM
9. 2026-06-08
   days on market $89,000 Active 15 DOM
10. 2026-06-07
    days on market $89,000 Active 14 DOM
11. 2026-06-04
    days on market $89,000 Active 11 DOM
12. 2026-06-02
    days on market $89,000 Active 10 DOM
13. 2026-06-01
    days on market $89,000 Active 9 DOM
14. 2026-05-31
    days on market $89,000 Active 8 DOM
15. 2026-05-23
    listed $89,000 Active
16. 2002-04-12
    soldstatus $90,000

ⓘ 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: $2,084 · $174/mo
• Projected year-2 tax: $2,084 · $174/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $15,349
• − Mortgage interest: −$4,985
• − Property taxes: −$2,084
• − Insurance: −$445
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − Depreciation: −$2,589
• Taxable income: $2,790
• Est. tax owed @ 24.0%: −$670
• After-tax cash flow: $3,327/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: Coudersport Area SD
• NCES district ID: 4206930
• Math proficiency: 32% ▼ -10.00%
• Reading proficiency: 43% ▼ -19.00%
• Median HH income: $46,157
• Composite: 32.01/100
• National rank: #5830
• State rank: #386 of 539 in PA

Livability — Coudersport

• Score: 70/100
• State rank: #739
• US rank: #7401

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coudersport, PA
• Population (ZIP): 5,911

Population outlook (Potter County) Hauer SSP2

• Today (2025): 15,824 people
• By 2030: 15,023 · -5.1%
• By 2040: 13,290 · -16.0%
• By 2050: 11,572 · -26.9%
• By 2075: 8,144 · -48.5%
• By 2100: 5,102 · -67.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 3% Italian 2% Polish 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Other Indo-European 1% German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Potter

• 2024 margin: Solid R (+62.3) · D 18.4% · R 80.7%
• 2008→2024 swing: -24.9pp toward R · 2008: -37.4pp · 2024: -62.3pp
• All cycles: 2024: R+62.3 2020: R+60.8 2016: R+63.6 2012: R+45.9 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.26%
• Current HPI: 149.5192
• 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

-1.1% since first listed

2 events — show timeline

• 2026-05-23 Listed $89,000 BRIGHT MLS
• 2002-04-12 Sold (Public Records) $90,000 Public Records

Property tax history

+1.9%/yr

Latest (2026): $2,084 · +2.4% YoY. Source: county tax records.