446 Main St · Hallstead, PA 18822

$60,000

3 bd · 1.0 ba · 1,465 sqft · Other · 121 Days on market

Built 1950 5,662 sqft lot $41/sqft · 55% below area ↓ 31% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Solid home with great potential! Needs cosmetic updates. Excellent opportunity for investors or buyers looking to build equity. Bring your ideas and make it your own!

Key facts

• 5,662 sq ft lot
• Built 1950
• Listed 121 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $-59 ($-714/yr) — negative.
• To cash-flow at today's rent, offer at most $49k (17.5% below list).
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $49k (17.5% 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: 15 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 80 units permitted in Susquehanna County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($415 loan paydown + $2k 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.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; flood insurance adds $460/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,494 (17.5% 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 121 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 1.83% ✓
• Cap rate: 14.31%
• Cash-on-cash: 28.64%
• DSCR: 2.27
• GRM: 4.5

CMA / ARV

• ARV (median comp): $133,360
• List price: $60,000
• Delta: -55.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.2%
• Equity multiple: 1.18×
• Total profit: $3,053
• Equity at exit: $26,213

10-year hold

• IRR: 7.0%
• Equity multiple: 2.04×
• Total profit: $17,546
• Equity at exit: $39,813

Cash invested: $16,800 (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: 15
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$128 /mo · $1,541/yr
• Insurance: −$25
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $-59

Break-even live

Break-even rent $1,175

Max offer price $49,494

Occupancy floor —

Sensitivity live

Price	-10% $-26	-5% $-42	+0% $-59	+5% $-76	+10% $-93
Rent	-10% $-146	-5% $-103	+0% $-59	+5% $-16	+10% $27
Rate	-1.0pp $-29	-0.5pp $-44	base $-59	+0.5pp $-75	+1.0pp $-91

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Susquehanna Ave Hallstead, PA	2.0	1.0	1000	$1,100	$1.10	14d	1	0.26mi
249 Hinkley Dr Unit 4 Hallstead, PA	2.0	1.5	1000	$1,100	$1.10	21d	1	0.60mi

Listing history 20 events

1. 2026-06-21
   statusdays on market $60,000 Pending 121 DOM
2. 2026-06-18
   days on market $60,000 Active 120 DOM
3. 2026-06-17
   days on market $60,000 Active 119 DOM
4. 2026-06-16
   days on market $60,000 Active 118 DOM
5. 2026-06-15
   days on market $60,000 Active 117 DOM
6. 2026-06-13
   days on market $60,000 Active 115 DOM
7. 2026-06-12
   days on market $60,000 Active 114 DOM
8. 2026-06-09
   days on market $60,000 Active 111 DOM
9. 2026-06-08
   days on market $60,000 Active 110 DOM
10. 2026-06-08
    days on market $60,000 Active 109 DOM
11. 2026-06-07
    days on market $60,000 Active 108 DOM
12. 2026-06-04
    days on market $60,000 Active 105 DOM
13. 2026-06-02
    days on market $60,000 Active 104 DOM
14. 2026-06-01
    days on market $60,000 Active 103 DOM
15. 2026-05-31
    days on market $60,000 Active 102 DOM
16. 2026-05-14
    price $60,000 166-char remark

    Show marketing remark (166 chars)

    Solid home with great potential! Needs cosmetic updates. Excellent opportunity for investors or buyers looking to build equity. Bring your ideas and make it your own!

17. 2026-02-17
    listed $70,000 Active 166-char remark

    Show marketing remark (166 chars)

    Solid home with great potential! Needs cosmetic updates. Excellent opportunity for investors or buyers looking to build equity. Bring your ideas and make it your own!

18. 2023-06-02
    historical
19. 2022-11-28
    listed $87,000 Active
20. 2022-11-25
    listed $87,000 Active

ⓘ 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: $1,541 · $128/mo
• Projected year-2 tax: $1,541 · $128/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 8/10 Severe FEMA zone AE · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 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: $13,200
• − Mortgage interest: −$3,361
• − Property taxes: −$1,541
• − Insurance: −$5,825
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$1,745
• Taxable loss: −$1,384
• Est. tax savings @ 24.0%: +$332
• After-tax cash flow: $-381/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

-31.0% since first listed

5 events — show timeline

• 2026-05-14 Price Changed $60,000 GSBR as distributed by MLS GRID
• 2026-02-17 Listed $70,000 GSBR as distributed by MLS GRID
• 2023-06-02 Delisted — GSBR as distributed by MLS GRID
• 2022-11-28 Listed $87,000 GSBR as distributed by MLS GRID
• 2022-11-25 Listed $87,000 PWMLS

Property tax history

+1.9%/yr

Latest (2026): $1,541 · +5.2% YoY. Source: county tax records.