93 Prospect St · Hallstead, PA 18822

$169,900

9 bd · 3.9 ba · 3,120 sqft · Other · 196 Days on market

Built 2007 0.28 ac lot $54/sqft · 78% below area

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Why this score? — see what drove the D 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 +8.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• 1% rule +4.1/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Multifamily property built in 2007 offering flexibility, space, and income potential. Each unit features four bedrooms and two full baths, including a primary suite. The lower unit is finished while the upper unit is a blank canvas--complete and ready for your personal touches. Lower unit kitchen offers a modern feel with granite countertops. Enjoy a rare, oversized backyard for a town lot. Ideal owner-occupant opportunity: live in the lower unit and generate rental income from the upper. Public water and sewer. Electric is not on, Heating system is unknown, being sold ''as is'' OGM convey. Take a look today!

Key facts

• Income potential
• Multifamily property
• Primary suite

Tags

• MULTIFAMILY PROPERTY
• INCOME POTENTIAL
• PRIMARY SUITE
• OVERSIZED BACKYARD
• LOWER UNIT KITCHEN

What this means for you Summary

Snapshot

• This is a 9-bed/3.9-bath other listed at $170k.

Deal economics

• At list price, monthly cash flow is $-137 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (8.7% below list).
• Recommended offer: $146k (14.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 63/100 on livability (#1,256 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: schools F, amenities F, commute F.
• Blue Ridge SD (rural): math 29% / reading 56% proficiency, ranked #319 of 539 in PA (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 active listings in the ZIP; 80 units permitted in Susquehanna County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (2.8% local appreciation)).
• Susquehanna County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 6, 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 196 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.

Recommended offer $145,690 (14.2% 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 196 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.91% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.46%
• DSCR: 0.85
• GRM: 9.1

CMA / ARV

• ARV (median comp): $757,564
• List price: $169,900
• Delta: -77.57%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

2.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.6%
• Equity multiple: 1.21×
• Total profit: $9,840
• Equity at exit: $74,228

10-year hold

• IRR: 7.1%
• Equity multiple: 2.05×
• Total profit: $50,035
• Equity at exit: $112,737

Cash invested: $47,572 (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 18822

• Home prices YoY: 1.8%
• Active inventory: 16
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$400 /mo · $4,801/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $-137

Break-even live

Break-even rent $1,724

Max offer price $145,690

Occupancy floor —

Sensitivity live

Price	-10% $-41	-5% $-89	+0% $-137	+5% $-185	+10% $-233
Rent	-10% $-260	-5% $-198	+0% $-137	+5% $-76	+10% $-15
Rate	-1.0pp $-51	-0.5pp $-94	base $-137	+0.5pp $-181	+1.0pp $-226

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $169,900 Active 196 DOM
2. 2026-06-21
   days on market $169,900 Active 195 DOM
3. 2026-06-18
   days on market $169,900 Active 193 DOM
4. 2026-06-17
   days on market $169,900 Active 192 DOM
5. 2026-06-16
   days on market $169,900 Active 191 DOM
6. 2026-06-15
   days on market $169,900 Active 190 DOM
7. 2026-06-13
   days on market $169,900 Active 188 DOM
8. 2026-06-12
   days on market $169,900 Active 187 DOM
9. 2026-06-09
   days on market $169,900 Active 184 DOM
10. 2026-06-08
    days on market $169,900 Active 183 DOM
11. 2026-06-08
    days on market $169,900 Active 182 DOM
12. 2026-06-07
    days on market $169,900 Active 181 DOM
13. 2026-06-04
    days on market $169,900 Active 178 DOM
14. 2026-06-02
    days on market $169,900 Active 177 DOM
15. 2026-06-01
    days on market $169,900 Active 176 DOM
16. 2026-05-31
    days on market $169,900 Active 175 DOM
17. 2026-05-18
    price $169,900 617-char remark

    Show marketing remark (617 chars)

    Multifamily property built in 2007 offering flexibility, space, and income potential. Each unit features four bedrooms and two full baths, including a primary suite. The lower unit is finished while the upper unit is a blank canvas--complete and ready for your personal touches. Lower unit kitchen offers a modern feel with granite countertops. Enjoy a rare, oversized backyard for a town lot. Ideal owner-occupant opportunity: live in the lower unit and generate rental income from the upper. Public water and sewer. Electric is not on, Heating system is unknown, being sold ''as is'' OGM convey. Take a look today!

18. 2025-12-06
    listed $184,900 Active 617-char remark

    Show marketing remark (617 chars)

    Multifamily property built in 2007 offering flexibility, space, and income potential. Each unit features four bedrooms and two full baths, including a primary suite. The lower unit is finished while the upper unit is a blank canvas--complete and ready for your personal touches. Lower unit kitchen offers a modern feel with granite countertops. Enjoy a rare, oversized backyard for a town lot. Ideal owner-occupant opportunity: live in the lower unit and generate rental income from the upper. Public water and sewer. Electric is not on, Heating system is unknown, being sold ''as is'' OGM convey. Take a look today!

19. 2016-11-10
    soldstatus $169,980

ⓘ 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: $4,801 · $400/mo
• Projected year-2 tax: $4,801 · $400/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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 17 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: $18,605
• − Mortgage interest: −$9,517
• − Property taxes: −$4,801
• − Insurance: −$850
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$4,943
• Taxable loss: −$4,482
• Est. tax savings @ 24.0%: +$1,076
• After-tax cash flow: $-569/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: Blue Ridge SD
• NCES district ID: 4203900
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 56% ▼ -10.00%
• Median HH income: $45,421
• Composite: 36.02/100
• National rank: #4781
• State rank: #319 of 539 in PA

Livability — Hallstead

• Score: 63/100
• State rank: #1256
• US rank: #15090

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hallstead, PA
• Population (ZIP): 3,079

Population outlook (Susquehanna County) Hauer SSP2

• Today (2025): 37,552 people
• By 2030: 35,270 · -6.1%
• By 2040: 30,663 · -18.3%
• By 2050: 26,492 · -29.5%
• By 2075: 19,658 · -47.7%
• By 2100: 15,179 · -59.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Scotch-Irish 4% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Susquehanna

• 2024 margin: Solid R (+44.7) · D 27.2% · R 71.9%
• 2008→2024 swing: -33.0pp toward R · 2008: -11.7pp · 2024: -44.7pp
• All cycles: 2024: R+44.7 2020: R+41.2 2016: R+42.9 2012: R+21.4 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.77%
• Current HPI: 153.2588
• 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

3 events — show timeline

• 2026-05-18 Price Changed $169,900 GSBR as distributed by MLS GRID
• 2025-12-06 Listed $184,900 GSBR as distributed by MLS GRID
• 2016-11-10 Sold (Public Records) $169,980 Public Records

Property tax history

+1.9%/yr

Latest (2026): $4,801 · +5.2% YoY. Source: county tax records.