437 E Melrose St · Marion Heights, PA 17832

$60,320

3 bd · 1.0 ba · 1,344 sqft · Other · 55 Days on market

Built 1900 3,000 sqft lot $45/sqft · 27% below area Est $82k · 27% under

---

Why this score? — see what drove the A- 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

MULTIPLE OFFERS RECEIVED - HIGHEST AND BEST DUE 5/11/2026 11:59 PM MT. Your next project has arrived! This lovely Marion Heights home is ready to bring your dream a reality or to be the latest addition to your real estate portfolio. With its Dutch Colonial design, it's an immediate eye-catcher. The fenced rear yard is perfect for pets or outdoor enjoyment. Entering the home, a welcoming foyer greets you. The French doors guide you into the living room area. The kitchen and dining room bring up the rear of the home. Upstairs are three spacious bedrooms, a full bathroom and a convenient second floor laundry area. Both the attic and basement provide plenty of storage space. Offered at $60,320, call to schedule a showing today!

Key facts

• Welcoming foyer
• French doors
• Second floor laundry

Tags

• DUTCH COLONIAL DESIGN
• FENCED REAR YARD
• WELCOMING FOYER
• FRENCH DOORS
• SECOND FLOOR LAUNDRY
• PLENTY OF STORAGE SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $543 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#1,221 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime D+, schools F, amenities F.
• Mount Carmel Area SD (town): math 20% / reading 37% proficiency, ranked #455 of 539 in PA (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 3 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 $4k of equity ($417 loan paydown + $4k appreciation (5.9% 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 (5.9% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $58,510 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.96% ✓
• Cap rate: 17.10%
• Cash-on-cash: 38.58%
• DSCR: 2.72
• GRM: 4.3

CMA / ARV

• ARV (median comp): $82,420
• List price: $60,320
• Delta: -26.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

5.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 48.3%
• Equity multiple: 4.05×
• Total profit: $51,593
• Equity at exit: $37,486

10-year hold

• IRR: 45.3%
• Equity multiple: 8.39×
• Total profit: $124,792
• Equity at exit: $67,607

Cash invested: $16,890 (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 17832

• Home prices YoY: 5.2%
• Active inventory: 3
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,182 medium
• Mortgage (P&I): −$316
• Tax from tax record: −$50 /mo · $595/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $543

Break-even live

Break-even rent $495

Max offer price $60,320

Occupancy floor 49%

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: $15,080
• Closing costs: $1,810
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-04
   statusdays on market $60,320 Pending 55 DOM
2. 2026-06-02
   days on market $60,320 Active 54 DOM
3. 2026-06-01
   days on market $60,320 Active 53 DOM
4. 2026-05-31
   days on market $60,320 Active 52 DOM
5. 2026-04-10
   listed $60,320 Active 733-char remark

   Show marketing remark (733 chars)

   MULTIPLE OFFERS RECEIVED - HIGHEST AND BEST DUE 5/11/2026 11:59 PM MT. Your next project has arrived! This lovely Marion Heights home is ready to bring your dream a reality or to be the latest addition to your real estate portfolio. With its Dutch Colonial design, it's an immediate eye-catcher. The fenced rear yard is perfect for pets or outdoor enjoyment. Entering the home, a welcoming foyer greets you. The French doors guide you into the living room area. The kitchen and dining room bring up the rear of the home. Upstairs are three spacious bedrooms, a full bathroom and a convenient second floor laundry area. Both the attic and basement provide plenty of storage space. Offered at $60,320, call to schedule a showing today!

6. 2026-04-09
   listed $60,320 Active 733-char remark

   Show marketing remark (733 chars)

   MULTIPLE OFFERS RECEIVED - HIGHEST AND BEST DUE 5/11/2026 11:59 PM MT. Your next project has arrived! This lovely Marion Heights home is ready to bring your dream a reality or to be the latest addition to your real estate portfolio. With its Dutch Colonial design, it's an immediate eye-catcher. The fenced rear yard is perfect for pets or outdoor enjoyment. Entering the home, a welcoming foyer greets you. The French doors guide you into the living room area. The kitchen and dining room bring up the rear of the home. Upstairs are three spacious bedrooms, a full bathroom and a convenient second floor laundry area. Both the attic and basement provide plenty of storage space. Offered at $60,320, call to schedule a showing today!

ⓘ 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: $595 · $50/mo
• Projected year-2 tax: $774 · $64/mo
• Expected delta: +$179/yr (+$15/mo · 30.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 15 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: $14,187
• − Mortgage interest: −$3,379
• − Property taxes: −$595
• − Insurance: −$302
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$1,755
• Taxable income: $5,887
• Est. tax owed @ 24.0%: −$1,413
• After-tax cash flow: $5,103/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: Mount Carmel Area SD
• NCES district ID: 4215990
• Math proficiency: 20% ▼ -18.00%
• Reading proficiency: 37% ▼ -15.00%
• Median HH income: $35,195
• Composite: 23.48/100
• National rank: #7876
• State rank: #455 of 539 in PA

Livability — Marion Heights

• Score: 64/100
• State rank: #1221
• US rank: #14553

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marion Heights, PA
• Population (ZIP): 694

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% Hispanic / Latino 1% Two or more races 1%
• Common ancestry: Romanian 25% Iranian 4% Subsaharan African 2%
• 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: ▲ 5.89%
• Current HPI: 118.3794
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-10 Listed $60,320 PMAR
• 2026-04-09 Listed $60,320 BRIGHT MLS

Property tax history

+2.9%/yr

Latest (2026): $595 · +3.5% YoY. Source: county tax records.