523 Broad St Unit 523-525-527 · Montoursville, PA 17754

$309,900

4 bd · 1.5 ba · 1,712 sqft · MultiFamily · 4 Days on market

Built 1901 Fair condition 0.27 ac lot

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +4.9/30.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0
• 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

Investors & those seeking a budget-friendly home ownership experience, check out 523 Broad St. A rare opportunity to purchase a classic single-family brick home + 2 apartments at rear over a 6-car garage! Owner has recently installed new roofs & replaced many windows. Front porch has been rebuilt too. Main home has high-efficiency gas heat + gas hot water, the apartments are heated w/ electric & tenants pay all utilities. Home & garages are currently vacant, both apartments are rented, collecting: $640/mo & $650/mo, respectively. Projected rents for house, garages, and apartments could be $3,400/mo, $40,800/yr. conservatively. Please allow 48 hours to arrange f

Key facts

• New roofs
• Gas hot water
• Rebuilt front porch

Tags

• NEW ROOFS
• REPLACED MANY WINDOWS
• REBUILT FRONT PORCH
• HIGH-EFFICIENCY GAS HEAT
• GAS HOT WATER

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath multifamily listed at $310k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-741 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (34.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (42.8% below list).
• Recommended offer: $177k (42.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#341 in PA, #2,993 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Montoursville Area SD (suburban): math 43% / reading 62% proficiency, ranked #142 of 539 in PA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 69 active listings in the ZIP; 73 units permitted in Lycoming County in 2024 (15 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $177,354 (42.8% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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. 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?
7. 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.
8. 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.
9. 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: 0.57% ✗
• Cap rate: 3.43%
• Cash-on-cash: -10.24%
• DSCR: 0.54
• GRM: 14.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -34.7%
• Equity multiple: -0.12×
• Total profit: $-97,357
• Equity at exit: $46,207

10-year hold

• IRR: -45.1%
• Equity multiple: -0.68×
• Total profit: $-145,402
• Equity at exit: $26,794

Cash invested: $86,772 (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 17754

• Home prices YoY: -26.2%
• Active inventory: 69
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $1,774 medium
• Mortgage (P&I): −$1,625
• Tax est. 1.5%: −$387 /mo · $4,648/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $-741

Break-even live

Break-even rent $2,711

Max offer price $202,741

Occupancy floor —

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-05
   status Pending 820-char remark
2. 2026-05-05
   status Pending 820-char remark
3. 2026-05-01
   listed $309,900 Active 820-char remark
4. 2026-05-01
   listed $309,900 Active 820-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,282
• − Mortgage interest: −$17,359
• − Property taxes: −$4,648
• − Insurance: −$1,550
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − Depreciation: −$9,015
• Taxable loss: −$14,695
• Est. tax savings @ 24.0%: +$3,527
• After-tax cash flow: $-5,360/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This property requires extensive repairs and maintenance, including a new roof, exterior siding and paint, flooring, interior walls and paint, windows, HVAC and mechanical systems, and landscaping. The home's condition is fair, and significant improvements would be needed to increase its value.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Major exterior siding — The exterior siding and paint show significant wear and tear.
• Major flooring — The flooring in the interior appears to be in poor condition, with visible wear and tear.
• Major interior walls/paint — The interior walls and paint show significant wear and tear.
• Major windows — The windows appear to be in poor condition, with visible wear and tear.
• Major HVAC/mechanicals — The HVAC and mechanical systems appear to be in poor condition, with visible wear and tear.
• Major landscaping — The landscaping and curb appeal appear to be in poor condition, with overgrown grass and unkempt appearance.

Value-add opportunities

• Both new roof — A new roof would significantly improve the home's condition and curb appeal.
• Both exterior siding and paint — New siding and paint would improve the home's curb appeal and increase its value.
• Both flooring — New flooring would improve the home's condition and increase its value.
• Both interior walls and paint — New interior walls and paint would improve the home's condition and increase its value.
• Both windows — New windows would improve the home's condition and increase its value.
• Both HVAC and mechanical systems — Upgraded HVAC and mechanical systems would improve the home's condition and increase its value.
• Both landscaping — Landscaping improvements would improve the home's curb appeal and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
exterior siding · The exterior siding and paint show significant wear and tear.	Major	$15,000–50,000
flooring · The flooring in the interior appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
interior walls/paint · The interior walls and paint show significant wear and tear.	Major	$15,000–50,000
windows · The windows appear to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
HVAC/mechanicals · The HVAC and mechanical systems appear to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
landscaping · The landscaping and curb appeal appear to be in poor condition, with overgrown grass and unkempt appearance.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both new roof — A new roof would significantly improve the home's condition and curb appeal. ↑
• Both exterior siding and paint — New siding and paint would improve the home's curb appeal and increase its value. ↑
• Both flooring — New flooring would improve the home's condition and increase its value. ↑
• Both interior walls and paint — New interior walls and paint would improve the home's condition and increase its value. ↑
• Both windows — New windows would improve the home's condition and increase its value. ↑
• Both HVAC and mechanical systems — Upgraded HVAC and mechanical systems would improve the home's condition and increase its value. ↑
• Both landscaping — Landscaping improvements would improve the home's curb appeal and increase its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Montoursville Area SD
• NCES district ID: 4215750
• Math proficiency: 43% ▼ -16.00%
• Reading proficiency: 62% ▼ -10.00%
• Median HH income: $53,988
• Composite: 45.16/100
• National rank: #2677
• State rank: #142 of 539 in PA

Livability — Montoursville

• Score: 77/100
• State rank: #341
• US rank: #2993

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montoursville, PA
• Population (ZIP): 11,971

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Asian 2%
• Common ancestry: Romanian 3% Italian 2% Slovak 2%
• Foreign-born: 1% · China, Canada
• Languages at home: 97% English-only · Chinese 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: ▼ -82.31%
• Current HPI: 231.6196
• 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