28 E Hill St · Liberty, PA 16930

$118,000

3 bd · 1.0 ba · 1,532 sqft · SingleFamily public records · 1 Days on market

Built 1901 0.48 ac lot Est $167k · 29% under

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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 +21.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• Appreciation +6.5/10.0
• 1% rule +5.9/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautifully renovated home with a view! This 3 bedroom home sits on a large double lot in downtown Liberty Pa. First floor bedroom, new flooring and tongue and groove throughout the home. Large dining room with pellet stove for an additional heat source to keep your family nice and cozy all year round. Easy access to US Route 15 to go south to Williamsport, or north to Mansfield, Wellsboro or Elmira. Call or text to schedule your showing today before this one is gone!

Key facts

• 0.48 acre lot
• Built 1901

Property features AI

Exterior

• Parking: No paved driveway (gravel parking)
• Utilities: Private well water; 200+ amp electrical service
• Home design: Residential property
• Construction: Frame, stone, and vinyl siding construction; Block foundation; Shingle roof; Built prior to or in public records (year not provided)
• Exterior features: Deck; Porch; Shed(s); Level to sloped lot

Interior

• Kitchen: Dishwasher; Refrigerator; Range
• Flooring: Linoleum; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; No central cooling
• Interior features: Central vacuum; Pellet stove fireplace
• Laundry & utility: Laundry on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Cap rate 8.1% vs local median 6.2% in Liberty — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#659 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety D, amenities F.
• Southern Tioga SD (rural): math 25% / reading 45% proficiency, ranked #421 of 539 in PA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 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 $4k of equity ($816 loan paydown + $4k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y ago 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 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,000

Questions for the listing agent

1. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.09% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.48%
• DSCR: 1.29
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $166,988
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5037 Blockhouse Rd	0.21mi	3/2.0	1,750 (+14%)	13mo	$190,000	$109	51

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

Projected returns pro-forma

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

5-year hold

• IRR: 13.6%
• Equity multiple: 1.77×
• Total profit: $25,583
• Equity at exit: $53,037

10-year hold

• IRR: 15.5%
• Equity multiple: 3.28×
• Total profit: $75,246
• Equity at exit: $81,719

Cash invested: $33,040 (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 16930

• Home prices YoY: 1.2%
• Active inventory: 4
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,285 medium
• Mortgage (P&I): −$619
• Tax from tax record: −$169 /mo · $2,029/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $178

Break-even live

Break-even rent $1,060

Max offer price $118,000

Occupancy floor 81%

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-06
   status Pending
2. 2026-05-04
   listed $118,000 Active
3. 2020-08-31
   soldstatus $122,500
4. 2020-08-24
   soldstatus $122,500 472-char remark

   Show marketing remark (472 chars)

   Beautifully renovated home with a view! This 3 bedroom home sits on a large double lot in downtown Liberty Pa. First floor bedroom, new flooring and tongue and groove throughout the home. Large dining room with pellet stove for an additional heat source to keep your family nice and cozy all year round. Easy access to US Route 15 to go south to Williamsport, or north to Mansfield, Wellsboro or Elmira. Call or text to schedule your showing today before this one is gone!

5. 2020-06-03
   listed $119,777 472-char remark

   Show marketing remark (472 chars)

   Beautifully renovated home with a view! This 3 bedroom home sits on a large double lot in downtown Liberty Pa. First floor bedroom, new flooring and tongue and groove throughout the home. Large dining room with pellet stove for an additional heat source to keep your family nice and cozy all year round. Easy access to US Route 15 to go south to Williamsport, or north to Mansfield, Wellsboro or Elmira. Call or text to schedule your showing today before this one is gone!

6. 2012-04-19
   soldstatus $106,000
7. 2012-04-18
   soldstatus $106,000 207-char remark

   Show marketing remark (207 chars)

   Nice home on a extra large intown double lot. Home features living room with fireplace. Located just off from Route 15 South. Call for details. Square footage & lot size taken from assessment records.

8. 2012-01-26
   listed $109,900 207-char remark

   Show marketing remark (207 chars)

   Nice home on a extra large intown double lot. Home features living room with fireplace. Located just off from Route 15 South. Call for details. Square footage & lot size taken from assessment records.

9. 2011-04-01
   soldstatus $94,900

ⓘ 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: $2,029 · $169/mo
• Projected year-2 tax: $2,029 · $169/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 ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $15,422
• − Mortgage interest: −$6,610
• − Property taxes: −$2,029
• − Insurance: −$590
• − Repairs & maintenance: −$1,234
• − Management: −$1,234
• − Depreciation: −$3,433
• Taxable income: $294
• Est. tax owed @ 24.0%: −$70
• After-tax cash flow: $2,069/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: Southern Tioga SD
• NCES district ID: 4222370
• Math proficiency: 25% ▼ -15.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $44,260
• Composite: 29.72/100
• National rank: #6451
• State rank: #421 of 539 in PA

Livability — Liberty

• Score: 72/100
• State rank: #659
• US rank: #6444

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Liberty, PA
• City population: 6,139
• Population (ZIP): 1,202

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Romanian 5% Lithuanian 3% Iranian 2%
• Foreign-born: 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: ▲ 3.00%
• Current HPI: 248.8152
• 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

+24.3% since first listed

9 events — show timeline

• 2026-05-06 Pending — WBVAR
• 2026-05-04 Listed $118,000 WBVAR
• 2020-08-31 Sold (Public Records) $122,500 Public Records
• 2020-08-24 Sold (MLS) $122,500 NMPA
• 2020-06-03 Listed $119,777 NMPA
• 2012-04-19 Sold (Public Records) $106,000 Public Records
• 2012-04-18 Sold (MLS) $106,000 NMPA
• 2012-01-26 Listed $109,900 NMPA
• 2011-04-01 Sold (Public Records) $94,900 Public Records

Property tax history

+2.2%/yr

Latest (2026): $2,029 · +1.0% YoY. Source: county tax records.