28 Olin Rd · Montrose, PA 18801

$219,900

4 bd · 1.5 ba · 1,980 sqft · SingleFamily · 4 Days on market

Built 1958 0.92 ac lot Est $259k · 15% under

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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).

• ARV discount +14.3/15.0
• Cash flow +9.1/30.0
• Appreciation +6.6/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• 1% rule +2.9/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Beautiful brick ranch home just outside of town surrounded by gorgeous country views. This spacious home sits on just shy of an acre lot, attached garage, newer roof and gutters (2024), full basement capable of archery practice for all those involved. Inside features mudroom w/ laundry from garage, eat in kitchen w/ newer refrigerator and stove and large living room. This property has the location and just needs some minor updating to make it your dream home.

Key facts

• Attached garage
• Newer roof
• Brick ranch home

Tags

• BRICK RANCH HOME
• COUNTRY VIEWS
• ACRE LOT
• ATTACHED GARAGE
• NEWER ROOF
• FULL BASEMENT

Property features AI

Exterior

• Parking: Attached 2-car garage; Driveway
• Utilities: Well water; Septic tank; Electricity connected with 200+ amp service and circuit breakers
• Home design: Single-family house; One level; Built in 1958
• Construction: Brick construction; Composition roof; Block foundation; Year built 1958
• Exterior features: Side porch; Rain gutters; Other exterior features; Corner lot with views and level terrain; Public maintained city street frontage (dirt/gravel road surface)

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Eat-in kitchen
• Bedrooms: Primary bedroom (14 x 14); Bedroom 1 (11.5 x 11.8); Bedroom 2 (11.5 x 11.5); Bedroom 3 (11.5 x 15.7); Total of 4 bedrooms
• Flooring: Hardwood; Carpet; Laminate; Linoleum
• Bathrooms: One full bathroom; One half bathroom (half bath)
• Heating & cooling: Hot water heating (oil); Ceiling fan(s)
• Interior features: Built-in features; Entrance foyer; Eat-in kitchen; Living room fireplace; Crawl opening attic; Full block basement
• Laundry & utility: Laundry room with washer and dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-168 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (21.3% below list).
• Recommended offer: $173k (21.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#461 in PA, #4,203 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Montrose Area SD (rural): math 35% / reading 61% proficiency, ranked #214 of 539 in PA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 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 $8k of equity ($2k loan paydown + $7k appreciation (3.1% local appreciation)).
• Susquehanna County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $173,055 (21.3% 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. Built in 1958 — 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 B-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?
5. 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?
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: 0.79% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.27%
• DSCR: 0.85
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $259,380
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
299 Park St	0.65mi	3/2.0 (-1)	2,060 (+4%)	21mo	$270,000	$131	39

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

Projected returns pro-forma

3.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.9%
• Equity multiple: 1.28×
• Total profit: $17,387
• Equity at exit: $100,524

10-year hold

• IRR: 7.9%
• Equity multiple: 2.22×
• Total profit: $75,046
• Equity at exit: $156,213

Cash invested: $61,572 (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 18801

• Home prices YoY: 2.4%
• Active inventory: 39
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,731 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$290 /mo · $3,482/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $-168

Break-even live

Break-even rent $1,943

Max offer price $190,256

Occupancy floor —

Sensitivity live

Price	-10% $-43	-5% $-106	+0% $-168	+5% $-230	+10% $-292
Rent	-10% $-305	-5% $-236	+0% $-168	+5% $-99	+10% $-31
Rate	-1.0pp $-57	-0.5pp $-112	base $-168	+0.5pp $-225	+1.0pp $-283

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-19
   days on market $219,900 Active 4 DOM
2. 2026-06-18
   days on market $219,900 Active 3 DOM
3. 2026-06-17
   days on market $219,900 Active 2 DOM
4. 2026-06-15
   remarks 463-char remark
5. 2026-06-15
   listed $219,900 Active 1 DOM

ⓘ 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: $3,482 · $290/mo
• Projected year-2 tax: $3,482 · $290/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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $20,767
• − Mortgage interest: −$12,318
• − Property taxes: −$3,482
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,661
• − Management: −$1,661
• − Depreciation: −$6,397
• Taxable loss: −$5,852
• Est. tax savings @ 24.0%: +$1,405
• After-tax cash flow: $-609/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: Montrose Area SD
• NCES district ID: 4215810
• Math proficiency: 35% ▼ -16.00%
• Reading proficiency: 61% ▼ -10.00%
• Median HH income: $50,819
• Composite: 41.1/100
• National rank: #3569
• State rank: #214 of 539 in PA

Livability — Montrose

• Score: 75/100
• State rank: #461
• US rank: #4203

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,838

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% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 4% Slovak 2% Iranian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 2%

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: ▲ 3.13%
• Current HPI: 133.3042
• 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

1 event — show timeline

• 2026-06-15 Listed $219,900 GSBR as distributed by MLS GRID

Property tax history

+1.8%/yr

Latest (2026): $3,482 · +5.1% YoY. Source: county tax records.