13155 Main St · Peters, PA 17224

$95,000

2 bd · 1.5 ba · 1,383 sqft · Other · 61 Days on market

Built 1982 0.36 ac lot $69/sqft · 50% below area Est $189k · 50% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Appreciation +5.4/10.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor special with strong upside potential! This 2-bedroom, 1.5-bath colonial offers approximately 1,300+ square feet and sits on a level lot in Fort Loudon. Property features a covered front porch, metal roof, and public water/sewer. Interior includes hardwood flooring and a traditional layout with main-level laundry. The home is in poor condition and requires a full renovation. Visible deferred maintenance throughout including flooring, walls, ceilings, kitchen, bath, and mechanical systems. Oil heat and older systems in place but condition is unknown. Outbuilding/garage structure also in deteriorated condition. Being sold strictly AS-IS. Seller has never occupied the property. No repairs will be made. Property will only qualify for cash or renovation financing. Buyer responsible for verifying all information. First Look Initiative: 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 may be submitted at any time during the First Look period.

Key facts

• Covered front porch
• Hardwood flooring
• Metal roof

Tags

• COVERED FRONT PORCH
• METAL ROOF
• HARDWOOD FLOORING
• MAIN-LEVEL LAUNDRY
• OUTBUILDING GARAGE STRUCTURE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $95k.

Deal economics

• At list price, monthly cash flow is $368 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Tuscarora SD (rural): math 28% / reading 53% proficiency, ranked #338 of 539 in PA (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 29 active listings in the ZIP; 633 units permitted in Franklin County in 2024 (112 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($657 loan paydown + $764 appreciation (0.8% local appreciation)).
• At projected returns (0.8% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 8→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.30% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.62%
• DSCR: 1.74
• GRM: 6.4

CMA / ARV

• ARV (median comp): $188,958
• List price: $95,000
• Delta: -49.72%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

0.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.1%
• Equity multiple: 1.91×
• Total profit: $24,321
• Equity at exit: $31,468

10-year hold

• IRR: 21.6%
• Equity multiple: 3.56×
• Total profit: $68,076
• Equity at exit: $41,084

Cash invested: $26,600 (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 17224

• Home prices YoY: 0.5%
• Active inventory: 29
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,236 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$70 /mo · $844/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $368

Break-even live

Break-even rent $770

Max offer price $95,000

Occupancy floor 65%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $95,000 Active 61 DOM
2. 2026-06-17
   days on market $95,000 Active 60 DOM
3. 2026-06-16
   days on market $95,000 Active 59 DOM
4. 2026-06-15
   days on market $95,000 Active 58 DOM
5. 2026-06-14
   days on market $95,000 Active 56 DOM
6. 2026-06-13
   days on market $95,000 Active 55 DOM
7. 2026-06-10
   days on market $95,000 Active 53 DOM
8. 2026-06-09
   days on market $95,000 Active 52 DOM
9. 2026-06-08
   days on market $95,000 Active 51 DOM
10. 2026-06-07
    days on market $95,000 Active 50 DOM
11. 2026-06-02
    days on market $95,000 Active 45 DOM
12. 2026-06-01
    days on market $95,000 Active 44 DOM
13. 2026-05-31
    days on market $95,000 Active 43 DOM
14. 2026-05-30
    days on market $95,000 Active 42 DOM
15. 2026-04-18
    listed $100,000 Active 1118-char remark

    Show marketing remark (1118 chars)

    Investor special with strong upside potential! This 2-bedroom, 1.5-bath colonial offers approximately 1,300+ square feet and sits on a level lot in Fort Loudon. Property features a covered front porch, metal roof, and public water/sewer. Interior includes hardwood flooring and a traditional layout with main-level laundry. The home is in poor condition and requires a full renovation. Visible deferred maintenance throughout including flooring, walls, ceilings, kitchen, bath, and mechanical systems. Oil heat and older systems in place but condition is unknown. Outbuilding/garage structure also in deteriorated condition. Being sold strictly AS-IS. Seller has never occupied the property. No repairs will be made. Property will only qualify for cash or renovation financing. Buyer responsible for verifying all information. First Look Initiative: 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 may be submitted at any time during the First Look period.

16. 2024-02-01
    historical
17. 2023-11-07
    price $84,900
18. 2023-09-06
    listed $90,000 Active
19. 2023-09-01
    historical
20. 2022-02-15
    soldstatus $87,500
21. 2022-02-14
    soldstatus $87,500 Closed
22. 2022-01-26
    status Pending
23. 2021-12-29
    historical Active Under Contract
24. 2021-12-12
    price $89,900
25. 2021-11-09
    listed $99,900 Active

ⓘ 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: $844 · $70/mo
• Projected year-2 tax: $1,172 · $98/mo
• Expected delta: +$329/yr (+$27/mo · 39.0%)

ⓘ 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 5/10 Major 8 d/yr ≥100°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,832
• − Mortgage interest: −$5,321
• − Property taxes: −$844
• − Insurance: −$475
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$2,764
• Taxable income: $3,055
• Est. tax owed @ 24.0%: −$733
• After-tax cash flow: $3,687/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: Tuscarora SD
• NCES district ID: 4222740
• Math proficiency: 28% ▼ -16.00%
• Reading proficiency: 53% ▼ -12.00%
• Median HH income: $54,293
• Composite: 35.22/100
• National rank: #4983
• State rank: #338 of 539 in PA

Livability — Peters

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

Census & demographics

• Census place: Fort Loudon, PA
• Population (ZIP): 1,731

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 157,827 people
• By 2030: 158,933 · +0.7%
• By 2040: 159,060 · +0.8%
• By 2050: 155,132 · -1.7%
• By 2075: 138,545 · -12.2%
• By 2100: 112,321 · -28.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Iranian 4% Slovak 2% Serbian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+43.0) · D 28.1% · R 71.1%
• 2008→2024 swing: -10.4pp toward R · 2008: -32.6pp · 2024: -43.0pp
• All cycles: 2024: R+43.0 2020: R+43.1 2016: R+46.5 2012: R+38.5 2008: R+32.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.80%
• Current HPI: 158.5314
• 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

+0.1% since first listed

11 events — show timeline

• 2026-04-18 Listed $100,000 BRIGHT MLS
• 2024-02-01 Listing Removed — BRIGHT MLS
• 2023-11-07 Price Changed $84,900 BRIGHT MLS
• 2023-09-06 Listed $90,000 BRIGHT MLS
• 2023-09-01 Coming Soon — BRIGHT MLS
• 2022-02-15 Sold (Public Records) $87,500 Public Records
• 2022-02-14 Sold (MLS) $87,500 BRIGHT MLS
• 2022-01-26 Pending — BRIGHT MLS
• 2021-12-29 Contingent — BRIGHT MLS
• 2021-12-12 Price Changed $89,900 BRIGHT MLS
• 2021-11-09 Listed $99,900 BRIGHT MLS

Property tax history

+13.1%/yr

Latest (2026): $844 · +1.2% YoY. Source: county tax records.