111 N 2nd St · Hughesville, PA 17737

$125,000

3 bd · 1.0 ba · 1,360 sqft · SingleFamily public records · 33 Days on market

Built 1901 10,454 sqft lot $92/sqft · 42% below area Est $217k · 42% under ↓ 14% since listing

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Why this score? — see what drove the C- 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 +15.0/15.0
• Cash flow +11.6/30.0
• Appreciation +6.0/10.0
• Schools +4.9/10.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Location!! Location!! Bring your imagination to this 2 story house or start fresh and take it down. Double lot, goes from 2nd Street all the way to the alley.

Key facts

• Double lot
• 2 story house
• 0.24 acre lot

Tags

• DOUBLE LOT
• 2 STORY HOUSE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-39 ($-473/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (12.9% below list).
• Recommended offer: $109k (12.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#225 in PA, #1,956 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• East Lycoming SD (town): math 52% / reading 62% proficiency, ranked #93 of 539 in PA (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 21 active listings in the ZIP; 73 units permitted in Lycoming County in 2024 (15 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($864 loan paydown + $2k appreciation (2.0% local appreciation)).
• Lycoming County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $108,864 (12.9% 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. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
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. 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: 0.87% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.35%
• DSCR: 0.94
• GRM: 9.6

CMA / ARV

• ARV (median comp): $217,373
• List price: $125,000
• Delta: -42.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
56 N Broad St	0.23mi	3/1.0	1,473 (+8%)	2mo	$218,000	$148	74
146 N 4th St	0.19mi	3/1.0	1,488 (+9%)	9mo	$218,000	$147	68
158 N 2nd St	0.09mi	3/2.0	1,512 (+11%)	13mo	$298,000	$197	62
54 S Broad St	0.33mi	3/1.5	1,320 (-3%)	20mo	$230,000	$174	62
172 S 4th St	0.42mi	4/1.0 (+1)	1,278 (-6%)	6mo	$250,000	$196	60
374 E Water St	0.22mi	3/1.0	1,498 (+10%)	22mo	$133,000	$89	55
103 N Main St	0.08mi	2/1.0 (-1)	1,188 (-13%)	18mo	$125,000	$105	55
1 Price Dr	0.62mi	3/1.0	1,344 (-1%)	22mo	$240,000	$179	51
50 N Broad St	0.24mi	2/1.0 (-1)	1,233 (-9%)	22mo	$168,000	$136	50
366 S Second St	0.67mi	4/2.0 (+1)	1,440 (+6%)	18mo	$100,000	$69	35
344 S 2nd St	0.61mi	3/1.5	1,550 (+14%)	18mo	$225,000	$145	31

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

Projected returns pro-forma

1.96% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.17×
• Total profit: $5,869
• Equity at exit: $49,057

10-year hold

• IRR: 7.0%
• Equity multiple: 1.95×
• Total profit: $33,205
• Equity at exit: $70,454

Cash invested: $35,000 (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 17737

• Home prices YoY: 0.9%
• Active inventory: 21
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,089 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$192 /mo · $2,302/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $-39

Break-even live

Break-even rent $1,138

Max offer price $118,044

Occupancy floor 99%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-17
   status Pending 158-char remark

   Show marketing remark (158 chars)

   Location!! Location!! Bring your imagination to this 2 story house or start fresh and take it down. Double lot, goes from 2nd Street all the way to the alley.

2. 2026-04-28
   price $125,000 158-char remark

   Show marketing remark (158 chars)

   Location!! Location!! Bring your imagination to this 2 story house or start fresh and take it down. Double lot, goes from 2nd Street all the way to the alley.

3. 2026-04-13
   listed $145,000 Active 158-char remark

   Show marketing remark (158 chars)

   Location!! Location!! Bring your imagination to this 2 story house or start fresh and take it down. Double lot, goes from 2nd Street all the way to the alley.

ⓘ 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: $2,302 · $192/mo
• Projected year-2 tax: $2,302 · $192/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $13,064
• − Mortgage interest: −$7,002
• − Property taxes: −$2,302
• − Insurance: −$625
• − Repairs & maintenance: −$1,045
• − Management: −$1,045
• − Depreciation: −$3,636
• Taxable loss: −$2,591
• Est. tax savings @ 24.0%: +$622
• After-tax cash flow: $149/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: East Lycoming SD
• NCES district ID: 4208490
• Math proficiency: 52% ▼ -12.00%
• Reading proficiency: 62% ▼ -12.00%
• Median HH income: $53,360
• Composite: 48.88/100
• National rank: #2083
• State rank: #93 of 539 in PA

Livability — Hughesville

• Score: 80/100
• State rank: #225
• US rank: #1956

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

• Census place: Hughesville, PA
• Population (ZIP): 6,476

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 (89%)
• Race & ethnicity: White 89% Two or more races 8% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Lithuanian 2% Polish 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 1.96%
• Current HPI: 215.8872
• 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

-13.8% since first listed

3 events — show timeline

• 2026-05-17 Pending — WBVAR
• 2026-04-28 Price Changed $125,000 WBVAR
• 2026-04-13 Listed $145,000 WBVAR

Property tax history

+2.5%/yr

Latest (2026): $2,302 · +6.7% YoY. Source: county tax records.