141 Church St · Westfield, PA 16950

$74,900

2 bd · 1.0 ba · 1,648 sqft · SingleFamily public records · 287 Days on market

Built 1922 6,970 sqft lot $45/sqft · 47% below area Est $140k · 47% under

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Appreciation +6.4/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

* * * New Price! This 3-bedroom, 2-bath home sits just one block from Main Street, making it convenient to shops, restaurants, the post office, and more. Nestled on a quaint corner lot, it offers two covered porches for outdoor enjoyment. Inside, you'll find beautiful hardwood floors, original woodwork, and distinctive window details. With a few updates and repairs, this home can easily be restored to its former charm—perfect for buyers looking to add their own personal touch!

Key facts

• Original woodwork
• Corner lot
• Two covered porches

Tags

• CORNER LOT
• TWO COVERED PORCHES
• HARDWOOD FLOORS
• ORIGINAL WOODWORK
• DISTINCTIVE WINDOW DETAILS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#1,184 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: schools D, health & safety D, amenities F.
• Northern Tioga SD (rural): math 34% / reading 54% proficiency, ranked #301 of 539 in PA (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 32 units permitted in Tioga County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($518 loan paydown + $2k appreciation (2.9% local appreciation)).
• Tioga County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 287 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $15k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $47k; list at $75k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 287 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 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 1.48% ✓
• Cap rate: 10.97%
• Cash-on-cash: 16.71%
• DSCR: 1.74
• GRM: 5.6

CMA / ARV

• ARV (median comp): $140,064
• List price: $74,900
• Delta: -46.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Franklin St	0.26mi	3/2.0 (+1)	1,720 (+4%)	5mo	$140,000	$81	67
118 Strang St	0.16mi	3/1.0 (+1)	1,822 (+11%)	9mo	$22,500	$12	62
287 North St	0.63mi	3/2.5 (+1)	1,568 (-5%)	7mo	$76,700	$49	46

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

Projected returns pro-forma

2.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.0%
• Equity multiple: 2.30×
• Total profit: $27,258
• Equity at exit: $33,229

10-year hold

• IRR: 24.0%
• Equity multiple: 4.41×
• Total profit: $71,583
• Equity at exit: $50,864

Cash invested: $20,972 (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 16950

• Home prices YoY: 1.0%
• Active inventory: 14
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,107 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$159 /mo · $1,903/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $292

Break-even live

Break-even rent $737

Max offer price $74,900

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $74,900 Active 287 DOM
2. 2026-06-17
   days on market $74,900 Active 286 DOM
3. 2026-06-16
   days on market $74,900 Active 285 DOM
4. 2026-06-15
   days on market $74,900 Active 284 DOM
5. 2026-06-13
   days on market $74,900 Active 282 DOM
6. 2026-06-12
   days on market $74,900 Active 281 DOM
7. 2026-06-09
   days on market $74,900 Active 278 DOM
8. 2026-06-08
   days on market $74,900 Active 277 DOM
9. 2026-06-08
   days on market $74,900 Active 276 DOM
10. 2026-06-07
    days on market $74,900 Active 275 DOM
11. 2026-06-04
    days on market $74,900 Active 272 DOM
12. 2026-06-02
    days on market $74,900 Active 271 DOM
13. 2026-06-01
    days on market $74,900 Active 270 DOM
14. 2026-05-31
    days on market $74,900 Active 269 DOM
15. 2026-02-10
    price $74,900 489-char remark

    Show marketing remark (489 chars)

    * * * New Price! This 3-bedroom, 2-bath home sits just one block from Main Street, making it convenient to shops, restaurants, the post office, and more. Nestled on a quaint corner lot, it offers two covered porches for outdoor enjoyment. Inside, you'll find beautiful hardwood floors, original woodwork, and distinctive window details. With a few updates and repairs, this home can easily be restored to its former charm—perfect for buyers looking to add their own personal touch!

16. 2025-11-04
    price $79,900 489-char remark

    Show marketing remark (489 chars)

    * * * New Price! This 3-bedroom, 2-bath home sits just one block from Main Street, making it convenient to shops, restaurants, the post office, and more. Nestled on a quaint corner lot, it offers two covered porches for outdoor enjoyment. Inside, you'll find beautiful hardwood floors, original woodwork, and distinctive window details. With a few updates and repairs, this home can easily be restored to its former charm—perfect for buyers looking to add their own personal touch!

17. 2025-10-04
    price $84,900 489-char remark

    Show marketing remark (489 chars)

    * * * New Price! This 3-bedroom, 2-bath home sits just one block from Main Street, making it convenient to shops, restaurants, the post office, and more. Nestled on a quaint corner lot, it offers two covered porches for outdoor enjoyment. Inside, you'll find beautiful hardwood floors, original woodwork, and distinctive window details. With a few updates and repairs, this home can easily be restored to its former charm—perfect for buyers looking to add their own personal touch!

18. 2025-09-01
    listed $89,900 Active 489-char remark

    Show marketing remark (489 chars)

    * * * New Price! This 3-bedroom, 2-bath home sits just one block from Main Street, making it convenient to shops, restaurants, the post office, and more. Nestled on a quaint corner lot, it offers two covered porches for outdoor enjoyment. Inside, you'll find beautiful hardwood floors, original woodwork, and distinctive window details. With a few updates and repairs, this home can easily be restored to its former charm—perfect for buyers looking to add their own personal touch!

19. 2024-11-11
    price $99,900
20. 2024-09-09
    price $109,900
21. 2024-07-24
    listed $114,900 Active
22. 2011-08-26
    soldstatus $47,000

ⓘ 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: $1,903 · $159/mo
• Projected year-2 tax: $1,903 · $159/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥90°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,285
• − Mortgage interest: −$4,196
• − Property taxes: −$1,903
• − Insurance: −$374
• − Repairs & maintenance: −$1,063
• − Management: −$1,063
• − Depreciation: −$2,179
• Taxable income: $2,508
• Est. tax owed @ 24.0%: −$602
• After-tax cash flow: $2,903/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: Northern Tioga SD
• NCES district ID: 4217730
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $41,816
• Composite: 36.95/100
• National rank: #4534
• State rank: #301 of 539 in PA

Livability — Westfield

• Score: 64/100
• State rank: #1184
• US rank: #13871

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westfield, PA
• Population (ZIP): 3,256

Population outlook (Tioga County) Hauer SSP2

• Today (2025): 40,253 people
• By 2030: 38,795 · -3.6%
• By 2040: 35,376 · -12.1%
• By 2050: 32,081 · -20.3%
• By 2075: 24,341 · -39.5%
• By 2100: 17,180 · -57.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Serbian 2% Romanian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Russian/Polish/Slavic 1%

Political lean MEDSL · Tioga

• 2024 margin: Solid R (+51.8) · D 23.6% · R 75.4% · Other 1.0%
• 2008→2024 swing: -24.3pp toward R · 2008: -27.4pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+51.2 2016: R+53.6 2012: R+34.8 2008: R+27.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.89%
• Current HPI: 286.2987
• 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

+59.4% since first listed

8 events — show timeline

• 2026-02-10 Price Changed $74,900 NMPA
• 2025-11-04 Price Changed $79,900 NMPA
• 2025-10-04 Price Changed $84,900 NMPA
• 2025-09-01 Listed $89,900 NMPA
• 2024-11-11 Price Changed $99,900 NMPA
• 2024-09-09 Price Changed $109,900 NMPA
• 2024-07-24 Listed $114,900 NMPA
• 2011-08-26 Sold (Public Records) $47,000 Public Records

Property tax history

+4.1%/yr

Latest (2026): $1,903 · +2.6% YoY. Source: county tax records.