135 S Market St · Ralpho, PA 17824

$99,900

2 bd · 2.0 ba · 1,407 sqft · Other · 124 Days on market

Built 1933 10,018 sqft lot $71/sqft · 55% below area

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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 +23.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.2/10.0
• Schools +4.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nice Cape Cod with plenty of living space, two car detached garage, paved driveway, and mature landscaping. This property is now active in an online auction. All offers must be submitted through the property's listing page on www. auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 1933

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Southern Columbia Area SD (rural): math 45% / reading 62% proficiency, ranked #134 of 539 in PA (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 22 active listings in the ZIP; 81 units permitted in Northumberland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Northumberland County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $40k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1933 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1933 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.12% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.63%
• DSCR: 1.34
• GRM: 7.4

CMA / ARV

• ARV (median comp): $223,197
• List price: $99,900
• Delta: -55.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 28.1%
• Equity multiple: 3.23×
• Total profit: $62,257
• Equity at exit: $89,998

10-year hold

• IRR: 24.5%
• Equity multiple: 7.34×
• Total profit: $177,332
• Equity at exit: $194,084

Cash invested: $27,972 (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 17824

• Home prices YoY: 4.4%
• Active inventory: 22
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,118 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$140 /mo · $1,675/yr
• Insurance: −$42
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $122

Break-even live

Break-even rent $963

Max offer price $99,900

Occupancy floor 84%

Sensitivity live

Price	-10% $179	-5% $151	+0% $122	+5% $94	+10% $66
Rent	-10% $34	-5% $78	+0% $122	+5% $166	+10% $211
Rate	-1.0pp $173	-0.5pp $148	base $122	+0.5pp $96	+1.0pp $70

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $99,900 Active 124 DOM
2. 2026-06-19
   days on market $99,900 Active 122 DOM
3. 2026-06-18
   days on market $99,900 Active 121 DOM
4. 2026-06-17
   days on market $99,900 Active 120 DOM
5. 2026-06-16
   days on market $99,900 Active 119 DOM
6. 2026-06-15
   days on market $99,900 Active 118 DOM
7. 2026-06-14
   days on market $99,900 Active 116 DOM
8. 2026-06-12
   days on market $99,900 Active 115 DOM
9. 2026-06-09
   days on market $99,900 Active 112 DOM
10. 2026-06-08
    days on market $99,900 Active 111 DOM
11. 2026-06-07
    days on market $99,900 Active 110 DOM
12. 2026-06-03
    days on market $99,900 Active 106 DOM
13. 2026-06-02
    days on market $99,900 Active 105 DOM
14. 2026-06-01
    days on market $99,900 Active 104 DOM
15. 2026-05-31
    days on market $99,900 Active 103 DOM
16. 2026-05-30
    days on market $99,900 Active 102 DOM
17. 2026-04-10
    price $119,900 422-char remark

    Show marketing remark (422 chars)

    Nice Cape Cod with plenty of living space, two car detached garage, paved driveway, and mature landscaping. This property is now active in an online auction. All offers must be submitted through the property's listing page on www. auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

18. 2026-02-17
    listed $139,900 Active 422-char remark

    Show marketing remark (422 chars)

    Nice Cape Cod with plenty of living space, two car detached garage, paved driveway, and mature landscaping. This property is now active in an online auction. All offers must be submitted through the property's listing page on www. auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

19. 2025-06-11
    price $119,900
20. 2025-04-30
    status Active
21. 2025-04-09
    status Pending
22. 2025-04-03
    listed $129,900 Active
23. 2025-04-03
    listed $1,299,000 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: $1,675 · $140/mo
• Projected year-2 tax: $1,675 · $140/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥96°F today · 17 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: $13,411
• − Mortgage interest: −$5,596
• − Property taxes: −$1,675
• − Insurance: −$1,166
• − Repairs & maintenance: −$1,073
• − Management: −$1,073
• − Depreciation: −$2,906
• Taxable loss: −$77
• Est. tax savings @ 24.0%: +$19
• After-tax cash flow: $1,486/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: Southern Columbia Area SD
• NCES district ID: 4222260
• Math proficiency: 45% ▼ -14.00%
• Reading proficiency: 62% ▼ -11.00%
• Median HH income: $52,296
• Composite: 45.84/100
• National rank: #2554
• State rank: #134 of 539 in PA

Livability — Ralpho

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

Census & demographics

• Census place: Elysburg, PA
• Population (ZIP): 3,840

Population outlook (Northumberland County) Hauer SSP2

• Today (2025): 90,896 people
• By 2030: 89,084 · -2.0%
• By 2040: 84,822 · -6.7%
• By 2050: 80,521 · -11.4%
• By 2075: 72,152 · -20.6%
• By 2100: 62,257 · -31.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Romanian 17% Danish 8% Iranian 4%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Northumberland

• 2024 margin: Solid R (+39.9) · D 29.6% · R 69.5%
• 2008→2024 swing: -26.1pp toward R · 2008: -13.8pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+38.5 2016: R+43.6 2012: R+19.4 2008: R+13.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.80%
• Current HPI: 328.9686
• 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

-90.8% since first listed

7 events — show timeline

• 2026-04-10 Price Changed $119,900 CSVBR
• 2026-02-17 Listed $139,900 CSVBR
• 2025-06-11 Price Changed $119,900 PMAR
• 2025-04-30 Relisted — PMAR
• 2025-04-09 Pending — PMAR
• 2025-04-03 Listed $129,900 PMAR
• 2025-04-03 Listed $1,299,000 PMAR

Property tax history

+3.2%/yr

Latest (2026): $1,675 · +2.8% YoY. Source: county tax records.