114 N Higgins Ave · Sayre, PA 18840

$80,000

3 bd · 2.0 ba · 2,016 sqft · SingleFamily · 181 Days on market

Built 1900 6,969 sqft lot $40/sqft · 59% below area ↓ 6% 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
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The online sales event for this property begin on 05/4/2026 and ends on 05/6/2026 Endless potential for this large two story! Lofty ceilings, spacious rooms, huge partially finished attic with potential for more bedrooms with an additional 1000sf of space, enclosed rear porch, balcony, covered patio, large yard, and more! Bring this stunning home back to its former glory! This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period.

Key facts

• Large yard
• Covered patio
• Enclosed rear porch

Tags

• TWO STORY
• PARTIALLY FINISHED ATTIC
• ENCLOSED REAR PORCH
• COVERED PATIO
• LARGE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 3.6% in Sayre — 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 75/100 on livability (#419 in PA, #3,808 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Sayre Area SD (town): math 34% / reading 54% proficiency, ranked #299 of 539 in PA (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 44 active listings in the ZIP; 66 units permitted in Bradford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Bradford County population projected at -23% 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.62% ✓
• Cap rate: 12.81%
• Cash-on-cash: 23.29%
• DSCR: 2.04
• GRM: 5.1

CMA / ARV

• ARV (median comp): $197,138
• List price: $80,000
• Delta: -59.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 N Lehigh Ave	0.38mi	4/1.0 (+1)	1,903 (-6%)	2mo	$218,000	$115	63
410 North Elmer Ave	0.58mi	3/2.0	1,904 (-6%)	7mo	$211,894	$111	58
603 Desmond St	0.61mi	4/2.0 (+1)	1,920 (-5%)	6mo	$139,050	$72	54
405 Elmer Ave	0.49mi	4/1.5 (+1)	1,870 (-7%)	12mo	$165,969	$89	48
97 Lincoln St	0.59mi	3/2.0	1,832 (-9%)	12mo	$192,500	$105	47
218 N Elmer Ave	0.43mi	4/2.0 (+1)	2,242 (+11%)	14mo	$241,000	$107	45
608 South Wilbur Ave	0.73mi	3/2.0	2,220 (+10%)	12mo	$245,000	$110	39
105 Glaser St	0.62mi	3/3.0	2,200 (+9%)	16mo	$186,063	$85	38
208 Stevenson St	0.53mi	4/2.5 (+1)	1,747 (-13%)	17mo	$209,880	$120	32
403 N Elmer Ave	0.57mi	3/1.0	1,724 (-14%)	18mo	$130,000	$75	31
506 North Wilbur Ave	0.69mi	4/2.0 (+1)	1,728 (-14%)	12mo	$260,000	$150	29
116 S Hopkins St	0.72mi	3/2.0	1,778 (-12%)	22mo	$196,702	$111	28

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: 16.4%
• Equity multiple: 1.66×
• Total profit: $14,762
• Equity at exit: $11,928

10-year hold

• IRR: 25.0%
• Equity multiple: 3.17×
• Total profit: $48,671
• Equity at exit: $6,917

Cash invested: $22,400 (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 18840

• Home prices YoY: -32.9%
• Active inventory: 44
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,296 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$136 /mo · $1,632/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $435

Break-even live

Break-even rent $745

Max offer price $80,000

Occupancy floor 61%

Sensitivity live

Price	-10% $480	-5% $457	+0% $435	+5% $412	+10% $389
Rent	-10% $332	-5% $383	+0% $435	+5% $486	+10% $537
Rate	-1.0pp $475	-0.5pp $455	base $435	+0.5pp $414	+1.0pp $393

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $80,000 Active 181 DOM
2. 2026-06-19
   days on market $80,000 Active 179 DOM
3. 2026-06-18
   days on market $80,000 Active 178 DOM
4. 2026-06-17
   days on market $80,000 Active 177 DOM
5. 2026-06-16
   days on market $80,000 Active 176 DOM
6. 2026-06-15
   days on market $80,000 Active 175 DOM
7. 2026-06-14
   days on market $80,000 Active 173 DOM
8. 2026-06-12
   days on market $80,000 Active 172 DOM
9. 2026-06-09
   days on market $80,000 Active 169 DOM
10. 2026-06-08
    days on market $80,000 Active 168 DOM
11. 2026-06-07
    days on market $80,000 Active 167 DOM
12. 2026-06-07
    days on market $80,000 Active 166 DOM
13. 2026-06-04
    remarks 641-char remark
14. 2026-06-04
    pricedays on market $80,000 Active 163 DOM
15. 2026-06-02
    days on market $85,000 Active 162 DOM
16. 2026-06-01
    days on market $85,000 Active 161 DOM
17. 2026-05-31
    days on market $85,000 Active 160 DOM
18. 2026-05-31
    days on market $85,000 Active 159 DOM
19. 2026-05-01
    status Active 639-char remark

    Show marketing remark (639 chars)

    The online sales event for this property begin on 05/4/2026 and ends on 05/6/2026 Endless potential for this large two story! Lofty ceilings, spacious rooms, huge partially finished attic with potential for more bedrooms with an additional 1000sf of space, enclosed rear porch, balcony, covered patio, large yard, and more! Bring this stunning home back to its former glory! This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period.

20. 2026-03-16
    status Active 639-char remark

    Show marketing remark (639 chars)

    The online sales event for this property begin on 05/4/2026 and ends on 05/6/2026 Endless potential for this large two story! Lofty ceilings, spacious rooms, huge partially finished attic with potential for more bedrooms with an additional 1000sf of space, enclosed rear porch, balcony, covered patio, large yard, and more! Bring this stunning home back to its former glory! This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period.

21. 2026-02-12
    price $85,000 639-char remark

    Show marketing remark (639 chars)

    The online sales event for this property begin on 05/4/2026 and ends on 05/6/2026 Endless potential for this large two story! Lofty ceilings, spacious rooms, huge partially finished attic with potential for more bedrooms with an additional 1000sf of space, enclosed rear porch, balcony, covered patio, large yard, and more! Bring this stunning home back to its former glory! This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period.

22. 2025-12-11
    listed $90,000 Active 639-char remark

    Show marketing remark (639 chars)

    The online sales event for this property begin on 05/4/2026 and ends on 05/6/2026 Endless potential for this large two story! Lofty ceilings, spacious rooms, huge partially finished attic with potential for more bedrooms with an additional 1000sf of space, enclosed rear porch, balcony, covered patio, large yard, and more! Bring this stunning home back to its former glory! This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period.

ⓘ 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: $1,632 · $136/mo
• Projected year-2 tax: $1,632 · $136/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 3/10 Moderate FEMA zone X (unshaded) · 9% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°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: $15,547
• − Mortgage interest: −$4,481
• − Property taxes: −$1,632
• − Insurance: −$400
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − Depreciation: −$2,327
• Taxable income: $4,219
• Est. tax owed @ 24.0%: −$1,013
• After-tax cash flow: $4,203/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: Sayre Area SD
• NCES district ID: 4220850
• Math proficiency: 34% ▼ -7.00%
• Reading proficiency: 54% ▼ -3.00%
• Median HH income: $42,919
• Composite: 37.05/100
• National rank: #4509
• State rank: #299 of 539 in PA

Livability — Sayre

• Score: 75/100
• State rank: #419
• US rank: #3808

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sayre, PA
• Population (ZIP): 11,249

Population outlook (Bradford County) Hauer SSP2

• Today (2025): 57,236 people
• By 2030: 54,660 · -4.5%
• By 2040: 49,502 · -13.5%
• By 2050: 44,277 · -22.6%
• By 2075: 33,420 · -41.6%
• By 2100: 22,919 · -60.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 3% Slovak 2% Iranian 2%
• Foreign-born: 5% · Canada
• Languages at home: 96% English-only · Other Indo-European 1% Spanish 1%

Political lean MEDSL · Bradford

• 2024 margin: Solid R (+47.9) · D 25.6% · R 73.5%
• 2008→2024 swing: -29.5pp toward R · 2008: -18.4pp · 2024: -47.9pp
• All cycles: 2024: R+47.9 2020: R+44.9 2016: R+46.0 2012: R+24.6 2008: R+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.43%
• Current HPI: 167.8622
• 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

-5.6% since first listed

4 events — show timeline

• 2026-05-01 Relisted — PMAR
• 2026-03-16 Relisted — PMAR
• 2026-02-12 Price Changed $85,000 PMAR
• 2025-12-11 Listed $90,000 PMAR

Property tax history

+2.1%/yr

Latest (2026): $1,632 · +2.7% YoY. Source: county tax records.