536 Old Route 11 · New Milford, PA 18834

$118,000

4 bd · 2.0 ba · 2,432 sqft · Other · 376 Days on market

Built 1900 0.25 ac lot $49/sqft · 36% below area Est $184k · 36% 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 +20.4/30.0
• ARV discount +15.0/15.0
• Appreciation +7.4/10.0
• 1% rule +6.6/10.0
• DSCR +6.5/10.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

RESIDENTIAL OPPORTUNITY ENDLESS POTENTIAL! Don't miss your chance to own an income-producing property. Charming single-family home with a spacious layout and modern updates. Currently configured as a single-family residence, the home can easily be converted back to a multi-family unit for additional rental income. This offers the flexibility to live where you work or lease it out for passive income, making it ideal for owner-operators, onsite managers, or multi-use investors. Acerage is approximate. Call today for your private tour!

Key facts

• High visibility road
• Functional layout
• 0.25 acre lot

Tags

• INCOME PRODUCING PROPERTY
• FULLY OPERATIONAL AUTO SHOP
• HIGH VISIBILITY ROAD
• U-HAUL RENTAL SERVICES
• FUNCTIONAL LAYOUT
• HIGH TRAFFIC LOCATION

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $118k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Recommended offer: $104k (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 $6k of equity ($816 loan paydown + $6k 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 $33k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 376 days — a 12% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $177k (60%) 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; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 376 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.16% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.56%
• DSCR: 1.25
• GRM: 7.2

CMA / ARV

• ARV (median comp): $183,876
• List price: $118,000
• Delta: -35.83%
• Verdict: UNDERPRICED
• Comps: 10 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 17.0%
• Equity multiple: 2.06×
• Total profit: $35,047
• Equity at exit: $64,748

10-year hold

• IRR: 17.4%
• Equity multiple: 3.99×
• Total profit: $98,680
• Equity at exit: $110,030

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 18834

• Home prices YoY: 3.2%
• Active inventory: 24
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,366 medium
• Mortgage (P&I): −$619
• Tax from tax record: −$258 /mo · $3,093/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $153

Break-even live

Break-even rent $1,172

Max offer price $118,000

Occupancy floor 84%

Sensitivity live

Price	-10% $220	-5% $187	+0% $153	+5% $120	+10% $86
Rent	-10% $45	-5% $99	+0% $153	+5% $207	+10% $261
Rate	-1.0pp $213	-0.5pp $183	base $153	+0.5pp $123	+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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-22
   days on market $118,000 Active 376 DOM
2. 2026-06-21
   days on market $118,000 Active 375 DOM
3. 2026-06-21
   days on market $118,000 Active 374 DOM
4. 2026-06-18
   days on market $118,000 Active 372 DOM
5. 2026-06-17
   days on market $118,000 Active 371 DOM
6. 2026-06-16
   days on market $118,000 Active 370 DOM
7. 2026-06-15
   days on market $118,000 Active 369 DOM
8. 2026-06-13
   days on market $118,000 Active 367 DOM
9. 2026-06-12
   days on market $118,000 Active 366 DOM
10. 2026-06-09
    days on market $118,000 Active 363 DOM
11. 2026-06-08
    days on market $118,000 Active 362 DOM
12. 2026-06-08
    days on market $118,000 Active 361 DOM
13. 2026-06-07
    days on market $118,000 Active 360 DOM
14. 2026-06-04
    days on market $118,000 Active 357 DOM
15. 2026-06-02
    days on market $118,000 Active 356 DOM
16. 2026-06-01
    days on market $118,000 Active 355 DOM
17. 2026-05-31
    days on market $118,000 Active 354 DOM
18. 2026-04-16
    price $118,000 538-char remark

    Show marketing remark (537 chars)

    RESIDENTIAL OPPORTUNITY ENDLESS POTENTIAL! Don't miss your chance to own an income-producing property. Charming single-family home with a spacious layout and modern updates. Currently configured as a single-family residence, the home can easily be converted back to a multi-family unit for additional rental income. This offers the flexibility to live where you work or lease it out for passive income, making it ideal for owner-operators, onsite managers, or multi-use investors. Call today for your private tour! Acerage is approximate

19. 2026-04-16
    price $118,000 537-char remark

    Show marketing remark (537 chars)

    RESIDENTIAL OPPORTUNITY ENDLESS POTENTIAL! Don't miss your chance to own an income-producing property. Charming single-family home with a spacious layout and modern updates. Currently configured as a single-family residence, the home can easily be converted back to a multi-family unit for additional rental income. This offers the flexibility to live where you work or lease it out for passive income, making it ideal for owner-operators, onsite managers, or multi-use investors. Call today for your private tour! Acerage is approximate

20. 2026-02-03
    price $125,000 537-char remark

    Show marketing remark (538 chars)

    RESIDENTIAL OPPORTUNITY ENDLESS POTENTIAL! Don't miss your chance to own an income-producing property. Charming single-family home with a spacious layout and modern updates. Currently configured as a single-family residence, the home can easily be converted back to a multi-family unit for additional rental income. This offers the flexibility to live where you work or lease it out for passive income, making it ideal for owner-operators, onsite managers, or multi-use investors. Acerage is approximate. Call today for your private tour!

21. 2026-02-03
    price $125,000 538-char remark

    Show marketing remark (538 chars)

    RESIDENTIAL OPPORTUNITY ENDLESS POTENTIAL! Don't miss your chance to own an income-producing property. Charming single-family home with a spacious layout and modern updates. Currently configured as a single-family residence, the home can easily be converted back to a multi-family unit for additional rental income. This offers the flexibility to live where you work or lease it out for passive income, making it ideal for owner-operators, onsite managers, or multi-use investors. Acerage is approximate. Call today for your private tour!

22. 2025-12-09
    price $135,000 538-char remark

    Show marketing remark (537 chars)

    RESIDENTIAL OPPORTUNITY ENDLESS POTENTIAL! Don't miss your chance to own an income-producing property. Charming single-family home with a spacious layout and modern updates. Currently configured as a single-family residence, the home can easily be converted back to a multi-family unit for additional rental income. This offers the flexibility to live where you work or lease it out for passive income, making it ideal for owner-operators, onsite managers, or multi-use investors. Call today for your private tour! Acerage is approximate

23. 2025-12-09
    price $135,000 537-char remark

    Show marketing remark (537 chars)

    RESIDENTIAL OPPORTUNITY ENDLESS POTENTIAL! Don't miss your chance to own an income-producing property. Charming single-family home with a spacious layout and modern updates. Currently configured as a single-family residence, the home can easily be converted back to a multi-family unit for additional rental income. This offers the flexibility to live where you work or lease it out for passive income, making it ideal for owner-operators, onsite managers, or multi-use investors. Call today for your private tour! Acerage is approximate

24. 2025-07-22
    price $149,000 537-char remark

    Show marketing remark (538 chars)

    RESIDENTIAL OPPORTUNITY ENDLESS POTENTIAL! Don't miss your chance to own an income-producing property. Charming single-family home with a spacious layout and modern updates. Currently configured as a single-family residence, the home can easily be converted back to a multi-family unit for additional rental income. This offers the flexibility to live where you work or lease it out for passive income, making it ideal for owner-operators, onsite managers, or multi-use investors. Acerage is approximate. Call today for your private tour!

25. 2025-07-22
    price $149,000 538-char remark

    Show marketing remark (538 chars)

    RESIDENTIAL OPPORTUNITY ENDLESS POTENTIAL! Don't miss your chance to own an income-producing property. Charming single-family home with a spacious layout and modern updates. Currently configured as a single-family residence, the home can easily be converted back to a multi-family unit for additional rental income. This offers the flexibility to live where you work or lease it out for passive income, making it ideal for owner-operators, onsite managers, or multi-use investors. Acerage is approximate. Call today for your private tour!

26. 2025-06-09
    listed $295,000 Active 538-char remark

    Show marketing remark (537 chars)

    RESIDENTIAL OPPORTUNITY ENDLESS POTENTIAL! Don't miss your chance to own an income-producing property. Charming single-family home with a spacious layout and modern updates. Currently configured as a single-family residence, the home can easily be converted back to a multi-family unit for additional rental income. This offers the flexibility to live where you work or lease it out for passive income, making it ideal for owner-operators, onsite managers, or multi-use investors. Call today for your private tour! Acerage is approximate

27. 2025-06-09
    listed $295,000 Active 537-char remark

    Show marketing remark (537 chars)

    RESIDENTIAL OPPORTUNITY ENDLESS POTENTIAL! Don't miss your chance to own an income-producing property. Charming single-family home with a spacious layout and modern updates. Currently configured as a single-family residence, the home can easily be converted back to a multi-family unit for additional rental income. This offers the flexibility to live where you work or lease it out for passive income, making it ideal for owner-operators, onsite managers, or multi-use investors. Call today for your private tour! Acerage is approximate

28. 2015-07-29
    listed $79,000

ⓘ 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: $3,093 · $258/mo
• Projected year-2 tax: $3,093 · $258/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $16,388
• − Mortgage interest: −$6,610
• − Property taxes: −$3,093
• − Insurance: −$590
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$3,433
• Taxable income: $41
• Est. tax owed @ 24.0%: −$10
• After-tax cash flow: $1,828/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 — 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

• 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

+49.4% since first listed

11 events — show timeline

• 2026-04-16 Price Changed $118,000 GSBR as distributed by MLS GRID
• 2026-04-16 Price Changed $118,000 GSBR as distributed by MLS GRID
• 2026-02-03 Price Changed $125,000 GSBR as distributed by MLS GRID
• 2026-02-03 Price Changed $125,000 GSBR as distributed by MLS GRID
• 2025-12-09 Price Changed $135,000 GSBR as distributed by MLS GRID
• 2025-12-09 Price Changed $135,000 GSBR as distributed by MLS GRID
• 2025-07-22 Price Changed $149,000 GSBR as distributed by MLS GRID
• 2025-07-22 Price Changed $149,000 GSBR as distributed by MLS GRID
• 2025-06-09 Listed $295,000 GSBR as distributed by MLS GRID
• 2025-06-09 Listed $295,000 GSBR as distributed by MLS GRID
• 2015-07-29 Listed $79,000 GSBR as distributed by MLS GRID

Property tax history

+2.9%/yr

Latest (2026): $3,093 · +5.4% YoY. Source: county tax records.