437 Church Aly · Montoursville, PA 17754

$134,900

2 bd · 1.0 ba · 732 sqft · SingleFamily · 34 Days on market

Built 1901 Average condition 3,049 sqft lot $184/sqft · 16% below area Est $161k · 16% under ↓ 4% since listing

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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 +18.7/30.0
• ARV discount +14.7/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated above a 2 car garage, this home is a 2 bedroom ranch perfect for first time home buyers, or investors! This property is being sub-divided from the front property making this a very affordable Montoursville home! The attic has so much potential to become a bedroom, office or bonus room. New windows, new livingroom carpet, remodeled by the seller. Don't miss this opportunity-schedule your showing today!

Key facts

• 2 car garage
• Attic potential
• New windows

Tags

• 2 CAR GARAGE
• ATTIC POTENTIAL
• NEW WINDOWS
• NEW LIVINGROOM CARPET
• REMODELED BY THE SELLER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $134 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 4.0% in Montoursville — 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 77/100 on livability (#341 in PA, #2,993 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Montoursville Area SD (suburban): math 43% / reading 62% proficiency, ranked #142 of 539 in PA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 69 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 73 units permitted in Lycoming County in 2024 (15 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lycoming County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.00% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.26%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (median comp): $160,756
• List price: $134,900
• Delta: -16.08%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.6%
• Equity multiple: 0.65×
• Total profit: $-13,290
• Equity at exit: $20,114

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-481
• Equity at exit: $11,664

Cash invested: $37,772 (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 17754

• Home prices YoY: -26.2%
• Active inventory: 69
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$707
• Tax est. 1.5%: −$169 /mo · $2,024/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $134

Break-even live

Break-even rent $1,180

Max offer price $134,900

Occupancy floor 85%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
75 Rockey Ln Montoursville, PA	2.0	1.0	700	$1,350	$1.93	44d	1	0.49mi

Listing history 5 events

1. 2026-05-16
   status Pending 414-char remark

   Show marketing remark (414 chars)

   Situated above a 2 car garage, this home is a 2 bedroom ranch perfect for first time home buyers, or investors! This property is being sub-divided from the front property making this a very affordable Montoursville home! The attic has so much potential to become a bedroom, office or bonus room. New windows, new livingroom carpet, remodeled by the seller. Don't miss this opportunity-schedule your showing today!

2. 2026-05-09
   price $134,900 414-char remark

   Show marketing remark (414 chars)

   Situated above a 2 car garage, this home is a 2 bedroom ranch perfect for first time home buyers, or investors! This property is being sub-divided from the front property making this a very affordable Montoursville home! The attic has so much potential to become a bedroom, office or bonus room. New windows, new livingroom carpet, remodeled by the seller. Don't miss this opportunity-schedule your showing today!

3. 2026-05-01
   status Active 414-char remark

   Show marketing remark (414 chars)

   Situated above a 2 car garage, this home is a 2 bedroom ranch perfect for first time home buyers, or investors! This property is being sub-divided from the front property making this a very affordable Montoursville home! The attic has so much potential to become a bedroom, office or bonus room. New windows, new livingroom carpet, remodeled by the seller. Don't miss this opportunity-schedule your showing today!

4. 2026-04-16
   status Pending 414-char remark

   Show marketing remark (414 chars)

   Situated above a 2 car garage, this home is a 2 bedroom ranch perfect for first time home buyers, or investors! This property is being sub-divided from the front property making this a very affordable Montoursville home! The attic has so much potential to become a bedroom, office or bonus room. New windows, new livingroom carpet, remodeled by the seller. Don't miss this opportunity-schedule your showing today!

5. 2026-03-27
   listed $139,900 Active 414-char remark

   Show marketing remark (414 chars)

   Situated above a 2 car garage, this home is a 2 bedroom ranch perfect for first time home buyers, or investors! This property is being sub-divided from the front property making this a very affordable Montoursville home! The attic has so much potential to become a bedroom, office or bonus room. New windows, new livingroom carpet, remodeled by the seller. Don't miss this opportunity-schedule your showing today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,200
• − Mortgage interest: −$7,556
• − Property taxes: −$2,024
• − Insurance: −$674
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$3,924
• Taxable loss: −$571
• Est. tax savings @ 24.0%: +$137
• After-tax cash flow: $1,748/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 · 12 photos

Average 55/100 Cosmetic rehab

This 2-bedroom ranch home is in average condition with cosmetic updates needed. It offers a good opportunity for an investor to modernize and increase its value.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — basic and dated
• Moderate exterior siding — moderate wear

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace kitchen countertops — modernizes the kitchen and increases functionality
• Both replace bathroom fixtures — modernizes the bathroom and enhances functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · basic and dated	Minor	$500–3,000
exterior siding · moderate wear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace kitchen countertops — modernizes the kitchen and increases functionality ↑
• Both replace bathroom fixtures — modernizes the bathroom and enhances functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Montoursville Area SD
• NCES district ID: 4215750
• Math proficiency: 43% ▼ -16.00%
• Reading proficiency: 62% ▼ -10.00%
• Median HH income: $53,988
• Composite: 45.16/100
• National rank: #2677
• State rank: #142 of 539 in PA

Livability — Montoursville

• Score: 77/100
• State rank: #341
• US rank: #2993

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montoursville, PA
• Population (ZIP): 11,971

Population outlook (Lycoming County) Hauer SSP2

• Today (2025): 114,164 people
• By 2030: 112,221 · -1.7%
• By 2040: 107,613 · -5.7%
• By 2050: 102,950 · -9.8%
• By 2075: 92,987 · -18.5%
• By 2100: 80,924 · -29.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Asian 2%
• Common ancestry: Romanian 3% Italian 2% Slovak 2%
• Foreign-born: 1% · China, Canada
• Languages at home: 97% English-only · Chinese 1%

Political lean MEDSL · Lycoming

• 2024 margin: Solid R (+41.5) · D 28.8% · R 70.3%
• 2008→2024 swing: -17.3pp toward R · 2008: -24.2pp · 2024: -41.5pp
• All cycles: 2024: R+41.5 2020: R+41.3 2016: R+44.8 2012: R+33.3 2008: R+24.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.31%
• Current HPI: 231.6196
• 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

-3.6% since first listed

5 events — show timeline

• 2026-05-16 Pending — WBVAR
• 2026-05-09 Price Changed $134,900 WBVAR
• 2026-05-01 Relisted — WBVAR
• 2026-04-16 Pending — WBVAR
• 2026-03-27 Listed $139,900 WBVAR