47 Broad St · New Milford, PA 18834

$249,995

9 bd · 3.9 ba · 4,028 sqft · MultiFamily · 231 Days on market

Built 1900 Fair condition 9,147 sqft lot $62/sqft · 10% above area Est $228k · 10% over

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Why this score? — see what drove the B 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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Appreciation +7.4/10.0
• Schools +3.6/10.0
• ARV discount +3.1/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Turnkey mixed-use investment in the heart of New Milford. 47 Broad Street offers a successful street-level coffee shop plus three spacious +/-1,000 sq ft apartments above--all fully rented. Prime Main Street visibility directly across from the town park, with steady foot and vehicle traffic. The building's flexible commercial space supports an owner-operator or passive investor, while the residential units provide stable, diversified income. Walkable location near shops, services, and commuter routes. A rare opportunity to acquire a cash-flowing asset in a beautiful downtown setting.

Key facts

• Residential units
• Mixed-use investment
• Spacious apartments

Tags

• MIXED-USE INVESTMENT
• STREET-LEVEL COFFEE SHOP
• SPACIOUS APARTMENTS
• MAIN STREET VISIBILITY
• FLEXIBLE COMMERCIAL SPACE
• RESIDENTIAL UNITS

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.3-bath units multifamily listed at $250k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $398/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $250k).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#1,332 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment 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.
• Zoned schools: Blue Ridge El Sch (math 35% / reading 54%, grade F, #815 of 1,518 statewide, top 56%, 495 students, 100% FRL); Blue Ridge Ms (math 19% / reading 58%, grade F, #275 of 512 statewide, top 55%, 219 students, 100% FRL); Blue Ridge Hs (math 54%, 290 students, 94% FRL) — zoned schools average 98% FRL vs 42% district-wide (56 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 24 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 $13k of equity ($2k loan paydown + $12k appreciation (4.7% local appreciation)).
• Susquehanna County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 231 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 3 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 $219,995 (12.0% below list)

Questions for the listing agent

1. It's been on market 231 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.48% ✓
• Cap rate: 12.03%
• Cash-on-cash: 20.48%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (median comp): $227,767
• List price: $249,995
• Delta: 9.76%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
989 Main St	0.11mi	8/3.0 (-1)	4,500 (+12%)	8mo	$213,000	$47	60

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

Projected returns pro-forma

4.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.1%
• Equity multiple: 2.85×
• Total profit: $129,533
• Equity at exit: $137,174

10-year hold

• IRR: 29.0%
• Equity multiple: 5.69×
• Total profit: $328,022
• Equity at exit: $233,109

Cash invested: $69,999 (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 18834

• Home prices YoY: 3.2%
• Active inventory: 24
• Price-to-rent: 16.9×

Monthly cashflow live

• Estimated rent: $3,699 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$777
• Net cashflow: $1,195

Break-even live

Break-even rent $2,187

Max offer price $249,995

Occupancy floor 63%

Sensitivity live

Price	-10% $1,367	-5% $1,281	+0% $1,195	+5% $1,108	+10% $1,022
Rent	-10% $902	-5% $1,048	+0% $1,195	+5% $1,341	+10% $1,487
Rate	-1.0pp $1,320	-0.5pp $1,258	base $1,195	+0.5pp $1,130	+1.0pp $1,064

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.3	$3,699
Total (3 units)			$3,699

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: $62,499
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $249,995 Active 231 DOM
2. 2026-06-21
   days on market $249,995 Active 230 DOM
3. 2026-06-18
   days on market $249,995 Active 228 DOM
4. 2026-06-17
   days on market $249,995 Active 227 DOM
5. 2026-06-16
   days on market $249,995 Active 226 DOM
6. 2026-06-15
   days on market $249,995 Active 225 DOM
7. 2026-06-13
   days on market $249,995 Active 223 DOM
8. 2026-06-12
   days on market $249,995 Active 222 DOM
9. 2026-06-09
   days on market $249,995 Active 219 DOM
10. 2026-06-08
    days on market $249,995 Active 218 DOM
11. 2026-06-08
    days on market $249,995 Active 217 DOM
12. 2026-06-07
    days on market $249,995 Active 216 DOM
13. 2026-06-04
    days on market $249,995 Active 213 DOM
14. 2026-06-02
    days on market $249,995 Active 212 DOM
15. 2026-06-01
    days on market $249,995 Active 211 DOM
16. 2026-05-31
    days on market $249,995 Active 210 DOM
17. 2026-01-19
    status Active 590-char remark

    Show marketing remark (590 chars)

    Turnkey mixed-use investment in the heart of New Milford. 47 Broad Street offers a successful street-level coffee shop plus three spacious +/-1,000 sq ft apartments above--all fully rented. Prime Main Street visibility directly across from the town park, with steady foot and vehicle traffic. The building's flexible commercial space supports an owner-operator or passive investor, while the residential units provide stable, diversified income. Walkable location near shops, services, and commuter routes. A rare opportunity to acquire a cash-flowing asset in a beautiful downtown setting.

18. 2025-11-05
    status Active 590-char remark

    Show marketing remark (590 chars)

    Turnkey mixed-use investment in the heart of New Milford. 47 Broad Street offers a successful street-level coffee shop plus three spacious +/-1,000 sq ft apartments above--all fully rented. Prime Main Street visibility directly across from the town park, with steady foot and vehicle traffic. The building's flexible commercial space supports an owner-operator or passive investor, while the residential units provide stable, diversified income. Walkable location near shops, services, and commuter routes. A rare opportunity to acquire a cash-flowing asset in a beautiful downtown setting.

19. 2025-09-25
    status Pending 590-char remark

    Show marketing remark (590 chars)

    Turnkey mixed-use investment in the heart of New Milford. 47 Broad Street offers a successful street-level coffee shop plus three spacious +/-1,000 sq ft apartments above--all fully rented. Prime Main Street visibility directly across from the town park, with steady foot and vehicle traffic. The building's flexible commercial space supports an owner-operator or passive investor, while the residential units provide stable, diversified income. Walkable location near shops, services, and commuter routes. A rare opportunity to acquire a cash-flowing asset in a beautiful downtown setting.

20. 2025-09-03
    price $249,995 590-char remark

    Show marketing remark (590 chars)

    Turnkey mixed-use investment in the heart of New Milford. 47 Broad Street offers a successful street-level coffee shop plus three spacious +/-1,000 sq ft apartments above--all fully rented. Prime Main Street visibility directly across from the town park, with steady foot and vehicle traffic. The building's flexible commercial space supports an owner-operator or passive investor, while the residential units provide stable, diversified income. Walkable location near shops, services, and commuter routes. A rare opportunity to acquire a cash-flowing asset in a beautiful downtown setting.

21. 2025-08-29
    listed $249,000 Active 590-char remark

    Show marketing remark (590 chars)

    Turnkey mixed-use investment in the heart of New Milford. 47 Broad Street offers a successful street-level coffee shop plus three spacious +/-1,000 sq ft apartments above--all fully rented. Prime Main Street visibility directly across from the town park, with steady foot and vehicle traffic. The building's flexible commercial space supports an owner-operator or passive investor, while the residential units provide stable, diversified income. Walkable location near shops, services, and commuter routes. A rare opportunity to acquire a cash-flowing asset in a beautiful downtown setting.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $44,388
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,551
• − Management: −$3,551
• − Depreciation: −$7,273
• Taxable income: $11,010
• Est. tax owed @ 24.0%: −$2,642
• After-tax cash flow: $11,692/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

A moderate rehab project is needed to improve the property's condition and increase its value. Painting, flooring, HVAC, and landscaping upgrades are recommended.

Repairs flagged

• Minor Kitchen Countertops — Worn appearance
• Minor Bathroom Fixtures — Signs of wear
• Moderate Exterior Siding — Weathered appearance
• Moderate Flooring — Worn and may need replacement
• Moderate Paint — Faded in some areas

Value-add opportunities

• Both Painting and repainting — Improves curb appeal and interior aesthetics
• Both Flooring replacement — Enhances comfort and appearance
• Both HVAC upgrade — Improves comfort and energy efficiency
• Both Landscaping upgrade — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen Countertops · Worn appearance	Minor	$500–3,000
Bathroom Fixtures · Signs of wear	Minor	$500–3,000
Exterior Siding · Weathered appearance	Moderate	$3,000–15,000
Flooring · Worn and may need replacement	Moderate	$3,000–15,000
Paint · Faded in some areas	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$10,000–51,000

Value-add ROI direction

• Both Painting and repainting — Improves curb appeal and interior aesthetics ↑
• Both Flooring replacement — Enhances comfort and appearance ↑
• Both HVAC upgrade — Improves comfort and energy efficiency ↑
• Both Landscaping upgrade — Enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — New Milford

• Score: 62/100
• State rank: #1332
• US rank: #16458

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Milford, PA
• Population (ZIP): 3,272

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 (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Romanian 7% Slovak 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 1% German/W. Germanic 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: ▲ 4.70%
• Current HPI: 151.2946
• 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

+0.4% since first listed

5 events — show timeline

• 2026-01-19 Relisted — GSBR as distributed by MLS GRID
• 2025-11-05 Relisted — GSBR as distributed by MLS GRID
• 2025-09-25 Pending — GSBR as distributed by MLS GRID
• 2025-09-03 Price Changed $249,995 GSBR as distributed by MLS GRID
• 2025-08-29 Listed $249,000 GSBR as distributed by MLS GRID