45 Maple Ave · Bloss, PA 16912

$84,900

3 bd · 2.0 ba · 924 sqft · SingleFamily public records · 6 Days on market

Built 1987 0.28 ac lot

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Why this score? — see what drove the C+ 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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• 1% rule +5.3/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Move-In Ready & Fully Furnished! This 3-bedroom, 1 full bath single-wide home in Arnot sits on a . 28-acre lot and is ready for its next owner. The sale includes nearly everything you need to move right in, including couches, new beds, dining room set, dishes, microwave, refrigerator, newer gas stove, gun cabinet, and more. Recent updates include newer windows and a protective coating applied to the metal roof just two years ago. The title is in hand for a smooth transaction. Whether you're looking for an affordable primary residence, hunting camp, rental property, or weekend getaway, this furnished home offers exceptional value and convenience. Don't miss this opportunity for afforda

Key facts

• Metal roof
• Newer windows
• Move in ready

Tags

• MOVE IN READY
• FULLY FURNISHED
• NEWER WINDOWS
• METAL ROOF

Property features AI

Exterior

• Utilities: Public water; Septic tank
• Home design: Manufactured residential home
• Construction: Metal siding
• Exterior features: Metal roof

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Gas water heater; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($874 rent vs $85k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: 14 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 $5k of equity ($587 loan paydown + $4k appreciation (4.8% 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 (4.8% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $84,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.03% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.16%
• DSCR: 1.41
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 2.28×
• Total profit: $30,314
• Equity at exit: $47,281

10-year hold

• IRR: 20.2%
• Equity multiple: 4.45×
• Total profit: $81,972
• Equity at exit: $80,922

Cash invested: $23,772 (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 16912

• Home prices YoY: 2.1%
• Active inventory: 14
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $874 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$28 /mo · $342/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $182

Break-even live

Break-even rent $644

Max offer price $84,900

Occupancy floor 74%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $84,900 Active 6 DOM
2. 2026-06-17
   days on market $84,900 Active 5 DOM
3. 2026-06-16
   days on market $84,900 Active 4 DOM
4. 2026-06-15
   days on market $84,900 Active 3 DOM
5. 2026-06-13
   remarks 695-char remark
6. 2026-06-13
   listed $84,900 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: $342 · $28/mo
• Projected year-2 tax: $842 · $70/mo
• Expected delta: +$500/yr (+$42/mo · 146.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 17 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: $10,490
• − Mortgage interest: −$4,756
• − Property taxes: −$342
• − Insurance: −$424
• − Repairs & maintenance: −$839
• − Management: −$839
• − Depreciation: −$2,470
• Taxable income: $820
• Est. tax owed @ 24.0%: −$197
• After-tax cash flow: $1,982/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 — Bloss

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Arnot, PA
• Population (ZIP): 2,524

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 (95%)
• Race & ethnicity: White 95% Two or more races 2% Black 1% Asian 1%
• Common ancestry: Romanian 11% Slovak 2% Polish 2%
• Foreign-born: 2% · South Korea
• Languages at home: 98% English-only · German/W. Germanic 1% Other Indo-European 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: ▲ 4.84%
• Current HPI: 233.5174
• 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

• 2026-06-12 Listed $84,900 NMPA

Property tax history

-1.0%/yr

Latest (2026): $342 · +1.1% YoY. Source: county tax records.