10 Lyman Rd W · Roulette, PA 16746

$24,900

3 bd · 2.0 ba · 640 sqft · Other public records · 71 Days on market

Built 1900 0.75 ac lot $39/sqft · 68% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investment opportunity Alert!! This home is perfect for investors. Bring your vision and transform this fixer-upper into a home. Be prepared to roll up your sleeves and clear out the contents. All included in the sale. Detached 2 car garage. Dead end street, property is the whole corner lot. Near Allegheny River. Square footage is based on Realtor measurements versus courthouse sheet.

Key facts

• Corner lot
• Detached garage
• Near allegheny river

Tags

• DETACHED GARAGE
• CORNER LOT
• NEAR ALLEGHENY RIVER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $25k.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($921 rent vs $25k).
• Recommended offer: $23k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#1,365 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, schools D, employment D.
• Port Allegany SD (rural): math 26% / reading 40% proficiency, ranked #433 of 539 in PA (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 24 units permitted in Potter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $919 of equity ($172 loan paydown + $747 appreciation (3.0% local appreciation)).
• Potter County population projected at -27% 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($23k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $23,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 D-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 3.70% ✓
• Cap rate: 31.55%
• Cash-on-cash: 90.20%
• DSCR: 5.01
• GRM: 2.3

CMA / ARV

• ARV (median comp): $151,444
• List price: $24,900
• Delta: -83.56%
• Verdict: UNDERPRICED
• Comps: 12 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 94.5%
• Equity multiple: 6.22×
• Total profit: $36,411
• Equity at exit: $11,196

10-year hold

• IRR: 94.1%
• Equity multiple: 12.89×
• Total profit: $82,891
• Equity at exit: $17,255

Cash invested: $6,972 (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 16746

• Active inventory: 7
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $921 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$63 /mo · $752/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $524

Break-even live

Break-even rent $258

Max offer price $24,900

Occupancy floor 38%

Sensitivity live

Price	-10% $538	-5% $531	+0% $524	+5% $517	+10% $510
Rent	-10% $451	-5% $488	+0% $524	+5% $560	+10% $597
Rate	-1.0pp $537	-0.5pp $530	base $524	+0.5pp $518	+1.0pp $511

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   status $24,900 Pending 71 DOM
2. 2026-06-18
   days on market $24,900 Active 71 DOM
3. 2026-06-17
   days on market $24,900 Active 70 DOM
4. 2026-06-16
   days on market $24,900 Active 69 DOM
5. 2026-06-15
   days on market $24,900 Active 68 DOM
6. 2026-06-13
   days on market $24,900 Active 66 DOM
7. 2026-06-12
   days on market $24,900 Active 65 DOM
8. 2026-06-09
   days on market $24,900 Active 62 DOM
9. 2026-06-08
   days on market $24,900 Active 61 DOM
10. 2026-06-08
    days on market $24,900 Active 60 DOM
11. 2026-06-07
    days on market $24,900 Active 59 DOM
12. 2026-06-04
    days on market $24,900 Active 56 DOM
13. 2026-06-02
    days on market $24,900 Active 55 DOM
14. 2026-06-01
    days on market $24,900 Active 54 DOM
15. 2026-05-31
    days on market $24,900 Active 53 DOM
16. 2026-04-08
    listed $39,900 Active 387-char remark

    Show marketing remark (386 chars)

    Investment opportunity Alert!! This home is older and is perfect for investors. Bring your vision and transform this fixer-upper into a home. Be prepared to roll up your sleeves and clear out the contents. Sold as is. Detached 2 car garage. Dead end street, property is the whole corner lot. Near Allegheny River. Square footage is based on Realtor measurements versus courthouse sheet.

17. 2026-04-08
    listed $39,900 Active 386-char remark

    Show marketing remark (386 chars)

    Investment opportunity Alert!! This home is older and is perfect for investors. Bring your vision and transform this fixer-upper into a home. Be prepared to roll up your sleeves and clear out the contents. Sold as is. Detached 2 car garage. Dead end street, property is the whole corner lot. Near Allegheny River. Square footage is based on Realtor measurements versus courthouse sheet.

ⓘ 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: $752 · $63/mo
• Projected year-2 tax: $752 · $63/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 2/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥89°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,053
• − Mortgage interest: −$1,395
• − Property taxes: −$752
• − Insurance: −$124
• − Repairs & maintenance: −$884
• − Management: −$884
• − Depreciation: −$724
• Taxable income: $6,289
• Est. tax owed @ 24.0%: −$1,509
• After-tax cash flow: $4,779/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: Port Allegany SD
• NCES district ID: 4219530
• Math proficiency: 26% ▼ -10.00%
• Reading proficiency: 40% ▼ -18.00%
• Median HH income: $41,306
• Composite: 27.8/100
• National rank: #6890
• State rank: #433 of 539 in PA

Livability — Roulette

• Score: 62/100
• State rank: #1365
• US rank: #17044

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roulette, PA
• Population (ZIP): 1,018

Population outlook (Potter County) Hauer SSP2

• Today (2025): 15,824 people
• By 2030: 15,023 · -5.1%
• By 2040: 13,290 · -16.0%
• By 2050: 11,572 · -26.9%
• By 2075: 8,144 · -48.5%
• By 2100: 5,102 · -67.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 4%
• Common ancestry: Romanian 5% Polish 3% Portuguese 2%

Political lean MEDSL · Potter

• 2024 margin: Solid R (+62.3) · D 18.4% · R 80.7%
• 2008→2024 swing: -24.9pp toward R · 2008: -37.4pp · 2024: -62.3pp
• All cycles: 2024: R+62.3 2020: R+60.8 2016: R+63.6 2012: R+45.9 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-08 Listed $39,900 UNYREIS
• 2026-04-08 Listed $39,900 NMPA

Property tax history

+2.0%/yr

Latest (2026): $752 · +0.0% YoY. Source: county tax records.