5379 Main St · Jackson, PA 16936

$85,000

2 bd · 1.0 ba · 1,272 sqft · SingleFamily public records · 290 Days on market

Built 1920 Fair condition 9,583 sqft lot $67/sqft · 36% below area Est $132k · 36% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.3/10.0
• Schools +4.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Why rent when you can own? This affordable ranch home offers 2 bedrooms and 1 full bath, making it a great option for first-time buyers, downsizers, or anyone looking for low-maintenance living. The home features a large eat-in kitchen, a flat and usable backyard, and a newer furnace for added peace of mind. Several vinyl replacement windows have been installed, and a recently added reverse osmosis system provides quality drinking water. Conveniently located in a small village near the New York border, offering an easy commute while enjoying Pennsylvania living. A great opportunity to own for less than rent!

Key facts

• Newer furnace
• Usable backyard
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• USABLE BACKYARD
• NEWER FURNACE
• VINYL REPLACEMENT WINDOWS
• REVERSE OSMOSIS SYSTEM
• SMALL VILLAGE LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $879 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.6% vs local median 2.9% in Jackson — 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: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• Northern Tioga SD (rural): math 34% / reading 54% proficiency, ranked #301 of 539 in PA (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Russell B Walter El Sch (math 42% / reading 60%, grade C-, #636 of 1,518 statewide, top 42%, 493 students, 100% FRL); Williamson Shs (math 26% / reading 50%, grade F, #285 of 437 statewide, top 65%, 535 students, 100% FRL) — zoned schools average 100% FRL vs 45% district-wide (55 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 17 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 $3k of equity ($588 loan paydown + $2k appreciation (2.6% 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 (2.6% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 290 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 290 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 2.26% ✓
• Cap rate: 19.64%
• Cash-on-cash: 47.66%
• DSCR: 3.12
• GRM: 3.7

CMA / ARV

• ARV (median comp): $131,913
• List price: $85,000
• Delta: -35.56%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5296 Main St	0.17mi	3/1.5 (+1)	1,197 (-6%)	41mo	$120,000	$100	55
5385 Main St	0.02mi	3/1.0 (+1)	1,630 (+28%)	56mo	$107,000	$66	49
19 Third St	0.18mi	3/1.5 (+1)	1,400 (+10%)	32mo	$169,900	$121	48
555 Kinner Hill Rd	1.93mi	2/1.0	1,184 (-7%)	16mo	$160,000	$135	40
864 Bear Creek Rd	2.05mi	3/1.0 (+1)	1,086 (-15%)	6mo	$149,900	$138	30
56 Country Acres Ln	1.31mi	3/2.0 (+1)	1,216 (-4%)	52mo	$16,900	$14	29
5072 Main St	0.59mi	2/1.0	940 (-26%)	49mo	$110,000	$117	28
987 N Road	1.81mi	3/1.0 (+1)	1,608 (+26%)	50mo	$159,900	$99	15
987 North Rd	1.78mi	3/1.0 (+1)	1,608 (+26%)	50mo	$159,900	$99	15
472 Switchback Rd	1.42mi	3/2.0 (+1)	1,608 (+26%)	39mo	$250,000	$155	11
286 Kinner Hill Rd	2.09mi	3/2.0 (+1)	1,512 (+19%)	57mo	$179,900	$119	11
Judson Hill Rd	1.88mi	4/3.0 (+2)	1,628 (+28%)	43mo	$345,000	$212	2

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

Projected returns pro-forma

2.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 49.1%
• Equity multiple: 3.70×
• Total profit: $64,306
• Equity at exit: $36,129

10-year hold

• IRR: 49.2%
• Equity multiple: 7.43×
• Total profit: $153,065
• Equity at exit: $54,104

Cash invested: $23,800 (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 16936

• Home prices YoY: 1.1%
• Active inventory: 17
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,920 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$90 /mo · $1,080/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $879

Break-even live

Break-even rent $807

Max offer price $85,000

Occupancy floor 49%

Sensitivity live

Price	-10% $927	-5% $903	+0% $879	+5% $855	+10% $831
Rent	-10% $727	-5% $803	+0% $879	+5% $955	+10% $1,030
Rate	-1.0pp $922	-0.5pp $900	base $879	+0.5pp $857	+1.0pp $834

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: $21,250
• Closing costs: $2,550
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-11-08
   days on market $85,000 Active 290 DOM
2. 2026-11-07
   days on market $85,000 Active 289 DOM
3. 2026-11-06
   days on market $85,000 Active 288 DOM
4. 2026-11-05
   days on market $85,000 Active 287 DOM
5. 2026-11-04
   days on market $85,000 Active 286 DOM
6. 2026-11-02
   days on market $85,000 Active 284 DOM
7. 2026-11-01
   days on market $85,000 Active 283 DOM
8. 2026-10-31
   days on market $85,000 Active 282 DOM
9. 2026-10-31
   days on market $85,000 Active 281 DOM
10. 2026-10-29
    days on market $85,000 Active 280 DOM
11. 2026-10-28
    days on market $85,000 Active 279 DOM
12. 2026-10-27
    days on market $85,000 Active 278 DOM
13. 2026-10-26
    days on market $85,000 Active 277 DOM
14. 2026-10-25
    days on market $85,000 Active 276 DOM
15. 2026-10-24
    days on market $85,000 Active 275 DOM
16. 2026-10-23
    days on market $85,000 Active 274 DOM
17. 2026-10-22
    days on market $85,000 Active 273 DOM
18. 2026-10-22
    status $85,000 Active 272 DOM
19. 2026-10-21
    days on market $85,000 Active Under Contract 272 DOM
20. 2026-10-20
    days on market $85,000 Active Under Contract 271 DOM
21. 2026-10-19
    days on market $85,000 Active Under Contract 270 DOM
22. 2026-10-18
    days on market $85,000 Active Under Contract 269 DOM
23. 2026-10-17
    days on market $85,000 Active Under Contract 268 DOM
24. 2026-10-16
    days on market $85,000 Active Under Contract 267 DOM
25. 2026-10-15
    days on market $85,000 Active Under Contract 266 DOM
26. 2026-10-14
    days on market $85,000 Active Under Contract 265 DOM
27. 2026-10-13
    days on market $85,000 Active Under Contract 264 DOM
28. 2026-10-12
    days on market $85,000 Active Under Contract 263 DOM
29. 2026-10-11
    days on market $85,000 Active Under Contract 262 DOM
30. 2026-10-10
    days on market $85,000 Active Under Contract 261 DOM
31. 2026-10-09
    days on market $85,000 Active Under Contract 260 DOM
32. 2026-10-08
    days on market $85,000 Active Under Contract 259 DOM
33. 2026-10-08
    status $85,000 Active Under Contract 258 DOM
34. 2026-10-07
    days on market $85,000 Active 258 DOM
35. 2026-10-06
    days on market $85,000 Active 257 DOM
36. 2026-10-05
    days on market $85,000 Active 256 DOM
37. 2026-10-04
    days on market $85,000 Active 255 DOM
38. 2026-10-03
    days on market $85,000 Active 254 DOM
39. 2026-10-02
    days on market $85,000 Active 253 DOM
40. 2026-10-01
    days on market $85,000 Active 252 DOM
41. 2026-09-30
    days on market $85,000 Active 251 DOM
42. 2026-09-29
    days on market $85,000 Active 250 DOM
43. 2026-09-28
    days on market $85,000 Active 249 DOM
44. 2026-09-27
    days on market $85,000 Active 248 DOM
45. 2026-09-26
    days on market $85,000 Active 247 DOM
46. 2026-09-25
    days on market $85,000 Active 246 DOM
47. 2026-09-24
    days on market $85,000 Active 245 DOM
48. 2026-09-23
    days on market $85,000 Active 244 DOM
49. 2026-09-20
    days on market $85,000 Active 241 DOM
50. 2026-09-19
    days on market $85,000 Active 240 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: $1,080 · $90/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$131/yr (+$11/mo · 12.2%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥94°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: $23,035
• − Mortgage interest: −$4,761
• − Property taxes: −$1,080
• − Insurance: −$1,222
• − Repairs & maintenance: −$1,843
• − Management: −$1,843
• − Depreciation: −$2,473
• Taxable income: $9,813
• Est. tax owed @ 24.0%: −$2,355
• After-tax cash flow: $8,191/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $31,800–$57,240 screening

This single-family home requires moderate renovations to improve its condition and increase its value. The kitchen and bathroom need updates, and the exterior siding and landscaping could be improved.

Repairs flagged

• Minor Kitchen cabinets — The cabinets are dated and could be replaced with modern ones.
• Major Bathroom fixtures — The fixtures are outdated and need to be replaced for a modern look.
• Moderate Exterior siding — The siding has some discoloration and minor damage that needs to be addressed.
• Minor Landscaping — The landscaping could be improved with some trimming and new plants.

Value-add opportunities

• Resale Modern kitchen cabinets and countertops — Updating the kitchen will make the home more appealing to potential buyers. ↑
• Resale New bathroom fixtures — Upgrading the bathroom will improve the home's overall appeal and functionality. ↑
• Both Landscaping improvements — A well-maintained landscape will enhance the home's curb appeal and increase its value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary Russell B Walter El Sch C- PA #636/1,518 Nat'l #12,255/41,679 High Williamson Shs F PA #285/437 Nat'l #8,877/17,239

Schools (NCES district)

• District: Northern Tioga SD
• NCES district ID: 4217730
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $41,816
• Composite: 36.95/100
• National rank: #4534
• State rank: #301 of 539 in PA

Livability — Jackson

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

Census & demographics

• Census place: Millerton, PA
• County: Tioga · 40,253 people
• Population (ZIP): 2,072
• Household income: $56,958
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 17% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 4% Hispanic / Latino 1%
• Languages at home: 99% English-only · Spanish 1%

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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: ▲ 2.56%
• Current HPI: 236.2636
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

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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

+370.7% since first listed

5 events — show timeline

• 2026-04-13 Price Changed $89,900 NMPA
• 2026-01-22 Listed $99,900 NMPA
• 2021-12-30 Sold (MLS) $70,000 NMPA
• 2021-10-11 Listed $89,900 NMPA
• 1997-12-08 Sold (Public Records) $19,100 Public Records

Property tax history

+1.1%/yr

Latest (2026): $1,080 · +1.8% YoY. Source: county tax records.