151 Hargrave Rd · Great Bend, PA 13865

$132,000

4 bd · 1.0 ba · 2,268 sqft · SingleFamily public records · 166 Days on market

Built 1974 3.60 ac lot $58/sqft · 61% below area ↓ 17% since listing

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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 +11.8/30.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Schools +5.2/10.0
• DSCR +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.2/10.0

Listing remarks MLS

Bring this home back to life, 4–5 bedroom home on 3.6 acres in Windsor. It is located just a few miles away from the Pennsylvania border. There is significant water damage in the basement, under the damaged floor is concrete. Full poured concrete foundation. The hot water heater and well pump are just a few years old. There is a spa tub in the master bath area. There is 1 bedroom and bathroom on the main floor that you can live in while you remodel the basement.

Key facts

• 3.6 acres
• Main floor bedroom
• Spa tub

Tags

• 3.6 ACRES
• POURED CONCRETE FOUNDATION
• SPA TUB
• MAIN FLOOR BEDROOM

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $-36 ($-434/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (4.8% below list).
• Meets the 1% rule at list price ($1k rent vs $132k).
• Recommended offer: $116k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#1,008 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.
• Windsor Central School District (rural): math 58% / reading 63% proficiency, ranked #236 of 590 in NY (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 340 units permitted in Broome County in 2024 (269 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $913 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Broome County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago; this cycle's ask has dropped $27k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price.

Recommended offer $116,160 (12.0% 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 166 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.07% ✓
• Cap rate: 5.96%
• Cash-on-cash: -1.18%
• DSCR: 0.95
• GRM: 7.8

CMA / ARV

• ARV (median comp): $339,190
• List price: $132,000
• Delta: -61.08%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.1%
• Equity multiple: 0.36×
• Total profit: $-23,529
• Equity at exit: $19,682

10-year hold

• IRR: -10.0%
• Equity multiple: 0.38×
• Total profit: $-22,785
• Equity at exit: $11,413

Cash invested: $36,960 (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 13865

• Home prices YoY: -2.5%
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,406 medium
• Mortgage (P&I): −$692
• Tax from tax record: −$400 /mo · $4,797/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $-36

Break-even live

Break-even rent $1,452

Max offer price $125,606

Occupancy floor 98%

Sensitivity live

Price	-10% $39	-5% $1	+0% $-36	+5% $-74	+10% $-111
Rent	-10% $-147	-5% $-92	+0% $-36	+5% $19	+10% $75
Rate	-1.0pp $30	-0.5pp $-3	base $-36	+0.5pp $-70	+1.0pp $-105

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: $33,000
• Closing costs: $3,960
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-10
   days on market $132,000 Active 166 DOM
2. 2026-06-09
   days on market $132,000 Active 165 DOM
3. 2026-06-08
   days on market $132,000 Active 164 DOM
4. 2026-06-07
   days on market $132,000 Active 163 DOM
5. 2026-06-03
   days on market $132,000 Active 159 DOM
6. 2026-06-02
   days on market $132,000 Active 158 DOM
7. 2026-06-01
   days on market $132,000 Active 157 DOM
8. 2026-05-31
   days on market $132,000 Active 156 DOM
9. 2026-05-30
   days on market $132,000 Active 155 DOM
10. 2026-04-21
    price $132,000 472-char remark

    Show marketing remark (472 chars)

    Bring this home back to life, 4–5 bedroom home on 3.6 acres in Windsor. It is located just a few miles away from the Pennsylvania border. There is significant water damage in the basement, under the damaged floor is concrete. Full poured concrete foundation. The hot water heater and well pump are just a few years old. There is a spa tub in the master bath area. There is 1 bedroom and bathroom on the main floor that you can live in while you remodel the basement.

11. 2026-02-12
    price $139,000 472-char remark

    Show marketing remark (472 chars)

    Bring this home back to life, 4–5 bedroom home on 3.6 acres in Windsor. It is located just a few miles away from the Pennsylvania border. There is significant water damage in the basement, under the damaged floor is concrete. Full poured concrete foundation. The hot water heater and well pump are just a few years old. There is a spa tub in the master bath area. There is 1 bedroom and bathroom on the main floor that you can live in while you remodel the basement.

12. 2026-01-30
    price $144,000 472-char remark

    Show marketing remark (472 chars)

    Bring this home back to life, 4–5 bedroom home on 3.6 acres in Windsor. It is located just a few miles away from the Pennsylvania border. There is significant water damage in the basement, under the damaged floor is concrete. Full poured concrete foundation. The hot water heater and well pump are just a few years old. There is a spa tub in the master bath area. There is 1 bedroom and bathroom on the main floor that you can live in while you remodel the basement.

13. 2026-01-22
    price $149,000 472-char remark

    Show marketing remark (472 chars)

    Bring this home back to life, 4–5 bedroom home on 3.6 acres in Windsor. It is located just a few miles away from the Pennsylvania border. There is significant water damage in the basement, under the damaged floor is concrete. Full poured concrete foundation. The hot water heater and well pump are just a few years old. There is a spa tub in the master bath area. There is 1 bedroom and bathroom on the main floor that you can live in while you remodel the basement.

14. 2026-01-12
    price $154,000 472-char remark

    Show marketing remark (472 chars)

    Bring this home back to life, 4–5 bedroom home on 3.6 acres in Windsor. It is located just a few miles away from the Pennsylvania border. There is significant water damage in the basement, under the damaged floor is concrete. Full poured concrete foundation. The hot water heater and well pump are just a few years old. There is a spa tub in the master bath area. There is 1 bedroom and bathroom on the main floor that you can live in while you remodel the basement.

15. 2025-12-26
    listed $159,000 Active 472-char remark

    Show marketing remark (472 chars)

    Bring this home back to life, 4–5 bedroom home on 3.6 acres in Windsor. It is located just a few miles away from the Pennsylvania border. There is significant water damage in the basement, under the damaged floor is concrete. Full poured concrete foundation. The hot water heater and well pump are just a few years old. There is a spa tub in the master bath area. There is 1 bedroom and bathroom on the main floor that you can live in while you remodel the basement.

16. 2008-11-20
    soldstatus $126,600
17. 2007-06-18
    listed $159,000

ⓘ 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: $4,797 · $400/mo
• Projected year-2 tax: $4,797 · $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 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $16,873
• − Mortgage interest: −$7,394
• − Property taxes: −$4,797
• − Insurance: −$660
• − Repairs & maintenance: −$1,350
• − Management: −$1,350
• − Depreciation: −$3,840
• Taxable loss: −$2,518
• Est. tax savings @ 24.0%: +$604
• After-tax cash flow: $170/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: Windsor Central School District
• NCES district ID: 3602730
• Math proficiency: 58% ▼ -8.00%
• Reading proficiency: 63% ▲ 4.00%
• Median HH income: $51,341
• Composite: 51.6/100
• National rank: #1707
• State rank: #236 of 590 in NY

Livability — Great Bend

• Score: 67/100
• State rank: #1008
• US rank: #11121

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

• Population (ZIP): 5,823

Population outlook (Broome County) Hauer SSP2

• Today (2025): 187,989 people
• By 2030: 183,066 · -2.6%
• By 2040: 172,228 · -8.4%
• By 2050: 163,161 · -13.2%
• By 2075: 153,641 · -18.3%
• By 2100: 140,851 · -25.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 8% Iranian 6% Slovak 2%
• Foreign-born: 1%

Political lean MEDSL · Broome

• 2024 margin: Toss-up / Even · D 50.2% · R 49.8%
• 2008→2024 swing: -7.6pp toward R · 2008: 8.0pp · 2024: 0.4pp
• All cycles: 2024: D+0.4 2020: D+3.5 2016: R+3.7 2012: D+4.6 2008: D+8.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.69%
• Current HPI: 305.4236
• 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

-17.0% since first listed

8 events — show timeline

• 2026-04-21 Price Changed $132,000 GBAOR
• 2026-02-12 Price Changed $139,000 GBAOR
• 2026-01-30 Price Changed $144,000 GBAOR
• 2026-01-22 Price Changed $149,000 GBAOR
• 2026-01-12 Price Changed $154,000 GBAOR
• 2025-12-26 Listed $159,000 GBAOR
• 2008-11-20 Sold (Public Records) $126,600 Public Records
• 2007-06-18 Listed $159,000 UNYREIS

Property tax history

+4.7%/yr

Latest (2025): $4,797 · +9.6% YoY. Source: county tax records.