112 Atlas Dr · Reese, PA 16648

$123,900

3 bd · 1.5 ba · 1,742 sqft · SingleFamily · 286 Days on market

Built 1920 1.00 ac lot $71/sqft · 14% below area Est $144k · 14% 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 +13.8/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Schools +4.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

RENT TO OWN with $10K Down or Outright Sale. What a Beautiful Spot for this 3 BR 1.5 Bath Home with Garage in Hollidaysburg. No Close Neighbors except the Horses. Great Flat and Functional 1 Acre Lot. Wood Stove in Living Room. House needs a lot of work, but so much potential. Low Taxes.

Key facts

• 1 acre lot
• Garage
• Built 1920

Tags

• FLAT AND FUNCTIONAL LOT
• WOOD STOVE IN LIVING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• Recommended offer: $109k (12.0% 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.
• Hollidaysburg Area SD (suburban): math 45% / reading 63% proficiency, ranked #129 of 539 in PA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Frankstown El Sch (math 48% / reading 68%, grade C+, #430 of 1,518 statewide, top 29%, 608 students, 37% FRL); Hollidaysburg Area Jhs (math 36% / reading 61%, grade C-, #146 of 512 statewide, top 30%, 807 students, 41% FRL); Hollidaysburg Area Shs (math 67%, 793 students, 26% FRL).
• Market conditions: 86 active listings in the ZIP; 99 units permitted in Blair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $857 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Blair County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 286 days — a 12% lower offer ($109k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,032 (12.0% below list)

Questions for the listing agent

1. It's been on market 286 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.29% ✓
• Cap rate: 10.87%
• Cash-on-cash: 16.36%
• DSCR: 1.73
• GRM: 6.4

CMA / ARV

• ARV (median comp): $143,992
• List price: $123,900
• Delta: -13.95%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1065 Juniata Valley Rd	0.21mi	3/2.0	1,680 (-4%)	1mo	$291,000	$173	82
115 Lower Reese Rd	0.26mi	3/1.5	1,964 (+13%)	17mo	$70,000	$36	52

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

Projected returns pro-forma

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

5-year hold

• IRR: 7.4%
• Equity multiple: 1.29×
• Total profit: $10,032
• Equity at exit: $18,474

10-year hold

• IRR: 16.7%
• Equity multiple: 2.37×
• Total profit: $47,467
• Equity at exit: $10,713

Cash invested: $34,692 (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 16648

• Home prices YoY: -32.1%
• Active inventory: 86
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,604 medium
• Mortgage (P&I): −$650
• Tax from tax record: −$93 /mo · $1,118/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $473

Break-even live

Break-even rent $1,006

Max offer price $123,900

Occupancy floor 66%

Sensitivity live

Price	-10% $543	-5% $508	+0% $473	+5% $438	+10% $403
Rent	-10% $346	-5% $410	+0% $473	+5% $536	+10% $600
Rate	-1.0pp $535	-0.5pp $504	base $473	+0.5pp $441	+1.0pp $408

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: $30,975
• Closing costs: $3,717
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-03
   status $123,900 Pending 286 DOM
2. 2026-06-02
   days on market $123,900 Active 286 DOM
3. 2026-06-01
   days on market $123,900 Active 285 DOM
4. 2026-05-31
   days on market $123,900 Active 284 DOM
5. 2026-05-30
   days on market $123,900 Active 283 DOM
6. 2025-09-24
   price $124,900 288-char remark

   Show marketing remark (288 chars)

   RENT TO OWN with $10K Down or Outright Sale. What a Beautiful Spot for this 3 BR 1.5 Bath Home with Garage in Hollidaysburg. No Close Neighbors except the Horses. Great Flat and Functional 1 Acre Lot. Wood Stove in Living Room. House needs a lot of work, but so much potential. Low Taxes.

7. 2025-08-20
   listed $125,000 Active 288-char remark

   Show marketing remark (288 chars)

   RENT TO OWN with $10K Down or Outright Sale. What a Beautiful Spot for this 3 BR 1.5 Bath Home with Garage in Hollidaysburg. No Close Neighbors except the Horses. Great Flat and Functional 1 Acre Lot. Wood Stove in Living Room. House needs a lot of work, but so much potential. Low Taxes.

8. 2007-05-22
   soldstatus $128,900
9. 1999-11-01
   soldstatus $92,000

ⓘ 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: $1,118 · $93/mo
• Projected year-2 tax: $1,538 · $128/mo
• Expected delta: +$420/yr (+$35/mo · 37.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,253
• − Mortgage interest: −$6,940
• − Property taxes: −$1,118
• − Insurance: −$620
• − Repairs & maintenance: −$1,540
• − Management: −$1,540
• − Depreciation: −$3,604
• Taxable income: $3,890
• Est. tax owed @ 24.0%: −$934
• After-tax cash flow: $4,742/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: Hollidaysburg Area SD
• NCES district ID: 4211940
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 63% ▼ -8.00%
• Median HH income: $50,676
• Composite: 46.1/100
• National rank: #2511
• State rank: #129 of 539 in PA

Livability — Reese

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

Census & demographics

• Population (ZIP): 14,722

Population outlook (Blair County) Hauer SSP2

• Today (2025): 121,571 people
• By 2030: 117,966 · -3.0%
• By 2040: 109,174 · -10.2%
• By 2050: 99,542 · -18.1%
• By 2075: 76,775 · -36.8%
• By 2100: 54,326 · -55.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 6% Iranian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Arabic 1%

Political lean MEDSL · Blair

• 2024 margin: Solid R (+43.5) · D 27.9% · R 71.4%
• 2008→2024 swing: -19.2pp toward R · 2008: -24.3pp · 2024: -43.5pp
• All cycles: 2024: R+43.5 2020: R+43.5 2016: R+46.4 2012: R+33.5 2008: R+24.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -77.77%
• Current HPI: 164.7441
• 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

+35.8% since first listed

4 events — show timeline

• 2025-09-24 Price Changed $124,900 AHARMLS
• 2025-08-20 Listed $125,000 AHARMLS
• 2007-05-22 Sold (Public Records) $128,900 Public Records
• 1999-11-01 Sold (Public Records) $92,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,118 · +2.5% YoY. Source: county tax records.