400 Franklin Ave · Susquehanna Depot, PA 18847

$59,900

3 bd · 1.0 ba · 1,365 sqft · SingleFamily · 226 Days on market

Built 1901 0.25 ac lot $44/sqft · 42% below area Est $103k · 42% under ↓ 25% since listing

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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 +7.5/10.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

INVESTORS: 3 Bedroom, 1 bath fixer upper with a barn in the borough of Susquehanna, A lot of potential and great storage. Fixer upper with a new furnace. Barn has basement, 1st floor and 2nd floor. Cars park in first floor.

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 1901

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $506 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,549 in PA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing B; Watch: schools F, amenities F, commute F.
• Susquehanna Community SD (rural): math 30% / reading 50% proficiency, ranked #364 of 539 in PA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 45 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 $3k of equity ($414 loan paydown + $3k appreciation (5.0% 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 (5.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, 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 226 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 226 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 1901 — 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. 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: 2.12% ✓
• Cap rate: 16.44%
• Cash-on-cash: 36.23%
• DSCR: 2.61
• GRM: 3.9

CMA / ARV

• ARV (median comp): $102,815
• List price: $59,900
• Delta: -41.74%
• 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
149 Broad Ave	0.24mi	3/1.0	1,440 (+6%)	4mo	$154,500	$107	76
5629 High St	0.54mi	2/2.0 (-1)	1,375 (+1%)	7mo	$150,000	$109	59
979 W Main St	0.35mi	2/1.5 (-1)	1,446 (+6%)	11mo	$40,000	$28	58
22 4th Ave	0.42mi	3/1.5	1,230 (-10%)	9mo	$97,000	$79	55
76 Pine St	0.35mi	4/1.0 (+1)	1,550 (+14%)	6mo	$137,000	$88	51
396 Prospect St	0.40mi	4/1.0 (+1)	1,454 (+6%)	19mo	$150,000	$103	50
5146 Prospect St	0.49mi	3/1.0	1,450 (+6%)	21mo	$140,000	$97	49
57 Center Ln	0.70mi	3/2.0	1,400 (+3%)	14mo	$253,500	$181	48
275 Prospect St	0.28mi	2/1.0 (-1)	1,516 (+11%)	20mo	$140,000	$92	47
241 Laurel St	0.45mi	3/1.5	1,532 (+12%)	14mo	$230,000	$150	45
120 Boyden St	0.51mi	2/1.0 (-1)	1,200 (-12%)	8mo	$151,000	$126	45
84 Washington St	0.57mi	3/1.0	1,200 (-12%)	12mo	$40,000	$33	43

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

Projected returns pro-forma

5.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.9%
• Equity multiple: 3.75×
• Total profit: $46,147
• Equity at exit: $33,969

10-year hold

• IRR: 42.8%
• Equity multiple: 7.66×
• Total profit: $111,759
• Equity at exit: $58,646

Cash invested: $16,772 (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 18847

• Home prices YoY: 4.2%
• Active inventory: 45
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,270 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$158 /mo · $1,893/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $506

Break-even live

Break-even rent $629

Max offer price $59,900

Occupancy floor 55%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $59,900 Active 226 DOM
2. 2026-06-17
   days on market $59,900 Active 225 DOM
3. 2026-06-16
   days on market $59,900 Active 224 DOM
4. 2026-06-15
   days on market $59,900 Active 223 DOM
5. 2026-06-13
   days on market $59,900 Active 221 DOM
6. 2026-06-12
   days on market $59,900 Active 220 DOM
7. 2026-06-09
   days on market $59,900 Active 217 DOM
8. 2026-06-08
   days on market $59,900 Active 216 DOM
9. 2026-06-08
   days on market $59,900 Active 215 DOM
10. 2026-06-07
    days on market $59,900 Active 214 DOM
11. 2026-06-04
    days on market $59,900 Active 211 DOM
12. 2026-06-02
    days on market $59,900 Active 210 DOM
13. 2026-06-01
    days on market $59,900 Active 209 DOM
14. 2026-05-31
    days on market $59,900 Active 208 DOM
15. 2026-05-11
    price $59,900 223-char remark

    Show marketing remark (223 chars)

    INVESTORS: 3 Bedroom, 1 bath fixer upper with a barn in the borough of Susquehanna, A lot of potential and great storage. Fixer upper with a new furnace. Barn has basement, 1st floor and 2nd floor. Cars park in first floor.

16. 2026-05-05
    price $59,900 122-char remark

    Show marketing remark (122 chars)

    INVESTORS: 3 Bedroom, 1 bath fixer upper with a Barn in the borough of Susquehanna, A lot of potential and great Storage!

17. 2026-04-03
    listed $69,000 Active 223-char remark

    Show marketing remark (223 chars)

    INVESTORS: 3 Bedroom, 1 bath fixer upper with a barn in the borough of Susquehanna, A lot of potential and great storage. Fixer upper with a new furnace. Barn has basement, 1st floor and 2nd floor. Cars park in first floor.

18. 2026-04-01
    price $69,000 122-char remark

    Show marketing remark (122 chars)

    INVESTORS: 3 Bedroom, 1 bath fixer upper with a Barn in the borough of Susquehanna, A lot of potential and great Storage!

19. 2025-11-01
    listed $79,900 Active 122-char remark

    Show marketing remark (122 chars)

    INVESTORS: 3 Bedroom, 1 bath fixer upper with a Barn in the borough of Susquehanna, A lot of potential and great Storage!

ⓘ 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: $1,893 · $158/mo
• Projected year-2 tax: $1,893 · $158/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $15,238
• − Mortgage interest: −$3,355
• − Property taxes: −$1,893
• − Insurance: −$300
• − Repairs & maintenance: −$1,219
• − Management: −$1,219
• − Depreciation: −$1,743
• Taxable income: $5,509
• Est. tax owed @ 24.0%: −$1,322
• After-tax cash flow: $4,754/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: Susquehanna Community SD
• NCES district ID: 4222980
• Math proficiency: 30% ▼ -17.00%
• Reading proficiency: 50% ▼ -10.00%
• Median HH income: $39,980
• Composite: 33.46/100
• National rank: #5458
• State rank: #364 of 539 in PA

Livability — Susquehanna Depot

• Score: 59/100
• State rank: #1549
• US rank: #20398

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Susquehanna Depot, PA
• Population (ZIP): 5,082

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 (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 5% Lithuanian 2% Iranian 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · 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: ▲ 5.01%
• Current HPI: 124.2656
• 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

-25.0% since first listed

5 events — show timeline

• 2026-05-11 Price Changed $59,900 GBAOR
• 2026-05-05 Price Changed $59,900 GSBR as distributed by MLS GRID
• 2026-04-03 Listed $69,000 GBAOR
• 2026-04-01 Price Changed $69,000 GSBR as distributed by MLS GRID
• 2025-11-01 Listed $79,900 GSBR as distributed by MLS GRID

Property tax history

+1.7%/yr

Latest (2026): $1,893 · +4.5% YoY. Source: county tax records.