5379 Main St · Millerton, PA 16936

$89,900

2 bd · 1.0 ba · 1,272 sqft · SingleFamily public records · 150 Days on market

Built 1920 9,583 sqft lot $71/sqft · 33% below area Est $133k · 33% 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 +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

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 $90k.

Deal economics

• At list price, monthly cash flow is $886 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#1,146 in PA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A-; Watch: health & safety D, schools F, amenities F.
• 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.
• Market conditions: 8 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 ($622 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; 28% 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 $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 2.18% ✓
• Cap rate: 19.00%
• Cash-on-cash: 45.39%
• DSCR: 3.02
• GRM: 3.8

CMA / ARV

• ARV (median comp): $133,294
• List price: $89,900
• Delta: -32.55%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 47.0%
• Equity multiple: 3.59×
• Total profit: $65,211
• Equity at exit: $38,211

10-year hold

• IRR: 47.2%
• Equity multiple: 7.19×
• Total profit: $155,823
• Equity at exit: $57,223

Cash invested: $25,172 (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: 8
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,963 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$90 /mo · $1,080/yr
• Insurance: −$37
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $886

Break-even live

Break-even rent $842

Max offer price $89,900

Occupancy floor 50%

Sensitivity live

Price	-10% $936	-5% $911	+0% $886	+5% $860	+10% $835
Rent	-10% $730	-5% $808	+0% $886	+5% $963	+10% $1,041
Rate	-1.0pp $931	-0.5pp $908	base $886	+0.5pp $862	+1.0pp $839

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $89,900 Active 150 DOM
2. 2026-06-21
   days on market $89,900 Active 149 DOM
3. 2026-06-18
   days on market $89,900 Active 147 DOM
4. 2026-06-17
   days on market $89,900 Active 146 DOM
5. 2026-06-16
   days on market $89,900 Active 145 DOM
6. 2026-06-15
   days on market $89,900 Active 144 DOM
7. 2026-06-13
   days on market $89,900 Active 142 DOM
8. 2026-06-12
   days on market $89,900 Active 141 DOM
9. 2026-06-09
   days on market $89,900 Active 138 DOM
10. 2026-06-08
    days on market $89,900 Active 137 DOM
11. 2026-06-08
    days on market $89,900 Active 136 DOM
12. 2026-06-07
    days on market $89,900 Active 135 DOM
13. 2026-06-04
    days on market $89,900 Active 132 DOM
14. 2026-06-02
    days on market $89,900 Active 131 DOM
15. 2026-06-01
    days on market $89,900 Active 130 DOM
16. 2026-05-31
    days on market $89,900 Active 129 DOM
17. 2026-04-13
    price $89,900 615-char remark

    Show marketing remark (615 chars)

    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!

18. 2026-01-22
    listed $99,900 Active 615-char remark

    Show marketing remark (615 chars)

    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!

19. 2021-12-30
    soldstatus $70,000 702-char remark

    Show marketing remark (702 chars)

    Location and convenience! This 2-3BR/1BA home located in Millerton, PA offers the convenience of single-floor living and is just minutes away from the PA/NY border. It is located on a large, level lot and features 2 bedrooms, a full bathroom, and a large eat-in kitchen. The back porch is enclosed and could be used for storage or as a workshop/hobby area. The utility room offers plenty of storage and could even be converted into a 3rd bedroom. With a little TLC, this house could become a place for you to enjoy for years to come. With a location that provides an easy commute to Elmira, Corning, and Mansfield, this could be your next home or a great investment property. Schedule a showing today!

20. 2021-10-11
    listed $89,900 702-char remark

    Show marketing remark (702 chars)

    Location and convenience! This 2-3BR/1BA home located in Millerton, PA offers the convenience of single-floor living and is just minutes away from the PA/NY border. It is located on a large, level lot and features 2 bedrooms, a full bathroom, and a large eat-in kitchen. The back porch is enclosed and could be used for storage or as a workshop/hobby area. The utility room offers plenty of storage and could even be converted into a 3rd bedroom. With a little TLC, this house could become a place for you to enjoy for years to come. With a location that provides an easy commute to Elmira, Corning, and Mansfield, this could be your next home or a great investment property. Schedule a showing today!

21. 1997-12-08
    soldstatus $19,100

ⓘ 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: $1,250 · $104/mo
• Expected delta: +$170/yr (+$14/mo · 15.7%)

ⓘ 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: $23,559
• − Mortgage interest: −$5,036
• − Property taxes: −$1,080
• − Insurance: −$1,247
• − Repairs & maintenance: −$1,885
• − Management: −$1,885
• − Depreciation: −$2,615
• Taxable income: $9,811
• Est. tax owed @ 24.0%: −$2,355
• After-tax cash flow: $8,272/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: 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 — Millerton

• Score: 65/100
• State rank: #1146
• US rank: #13184

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Millerton, PA
• Population (ZIP): 2,072

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 (96%)
• Race & ethnicity: White 96% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 3% Iranian 3% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: ▲ 2.56%
• Current HPI: 236.2636
• 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

+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.