182 Tunnel Hill Rd · Rose, PA 15825

$130,000

2 bd · 1.0 ba · 872 sqft · Other public records · 31 Days on market

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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 +17.7/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• DSCR +5.5/10.0
• 1% rule +3.7/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome home to this charming single-family residence located just outside of Brookville Borough in desirable Rose Township. Situated on a spacious 1.7-acre lot, this 2-bedroom, 1-bath home offers peaceful country living with the convenience of nearby town amenities and Brookville Area School District. Inside, you & acirc; & euro; & trade; ll find comfortable one-level living with recent updates throughout, including a remodeled kitchen featuring new flooring and fresh finishes, along with new carpet in the living room. The home offers a warm and functional layout making for a cozy atmosphere. Step outside onto the back deck and enjoy scenic views of the large open backyard &am

Key facts

• New carpet
• Remodeled kitchen
• New flooring

Tags

• SINGLE-FAMILY RESIDENCE
• SPACIOUS LOT
• REMODELED KITCHEN
• NEW FLOORING
• NEW CARPET
• BACK DECK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $130k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (13.2% below list).
• Recommended offer: $113k (13.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Brookville Area SD (town): math 36% / reading 49% proficiency, ranked #326 of 539 in PA (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 41 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($899 loan paydown + $2k appreciation (1.2% local appreciation)).
• Jefferson County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.2% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Recommended offer $112,793 (13.2% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.87% ✗
• Cap rate: 7.26%
• Cash-on-cash: 3.45%
• DSCR: 1.15
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.7%
• Equity multiple: 1.29×
• Total profit: $10,647
• Equity at exit: $46,075

10-year hold

• IRR: 9.7%
• Equity multiple: 2.21×
• Total profit: $44,049
• Equity at exit: $62,563

Cash invested: $36,400 (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 15825

• Home prices YoY: 0.8%
• Active inventory: 15
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,128 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$50 /mo · $605/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $105

Break-even live

Break-even rent $995

Max offer price $130,000

Occupancy floor 86%

Sensitivity live

Price	-10% $178	-5% $142	+0% $105	+5% $68	+10% $31
Rent	-10% $16	-5% $60	+0% $105	+5% $149	+10% $194
Rate	-1.0pp $170	-0.5pp $138	base $105	+0.5pp $71	+1.0pp $37

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $130,000 Active 31 DOM
2. 2026-06-18
   days on market $130,000 Active 29 DOM
3. 2026-06-17
   days on market $130,000 Active 28 DOM
4. 2026-06-16
   days on market $130,000 Active 27 DOM
5. 2026-06-15
   days on market $130,000 Active 26 DOM
6. 2026-06-13
   days on market $130,000 Active 24 DOM
7. 2026-06-12
   days on market $130,000 Active 23 DOM
8. 2026-06-09
   days on market $130,000 Active 20 DOM
9. 2026-06-08
   days on market $130,000 Active 19 DOM
10. 2026-06-08
    days on market $130,000 Active 18 DOM
11. 2026-06-07
    days on market $130,000 Active 17 DOM
12. 2026-06-04
    days on market $130,000 Active 14 DOM
13. 2026-06-02
    days on market $130,000 Active 13 DOM
14. 2026-06-01
    days on market $130,000 Active 12 DOM
15. 2026-05-31
    days on market $130,000 Active 11 DOM
16. 2026-05-21
    listed $130,000 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: $605 · $50/mo
• Projected year-2 tax: $1,329 · $111/mo
• Expected delta: +$725/yr (+$60/mo · 119.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 19 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: $13,535
• − Mortgage interest: −$7,282
• − Property taxes: −$605
• − Insurance: −$650
• − Repairs & maintenance: −$1,083
• − Management: −$1,083
• − Depreciation: −$3,782
• Taxable loss: −$949
• Est. tax savings @ 24.0%: +$228
• After-tax cash flow: $1,485/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: Brookville Area SD
• NCES district ID: 4204320
• Math proficiency: 36% ▼ -10.00%
• Reading proficiency: 49% ▼ -14.00%
• Median HH income: $43,071
• Composite: 35.86/100
• National rank: #4818
• State rank: #326 of 539 in PA

Livability — Rose

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

Census & demographics

• Population (ZIP): 9,407

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 42,134 people
• By 2030: 40,512 · -3.8%
• By 2040: 36,747 · -12.8%
• By 2050: 32,755 · -22.3%
• By 2075: 24,402 · -42.1%
• By 2100: 16,398 · -61.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Serbian 3% Iranian 2%
• Foreign-born: 1% · China
• Languages at home: 97% English-only · German/W. Germanic 1% Chinese 1%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+58.5) · D 20.4% · R 78.8%
• 2008→2024 swing: -28.7pp toward R · 2008: -29.8pp · 2024: -58.5pp
• All cycles: 2024: R+58.5 2020: R+58.9 2016: R+59.8 2012: R+45.4 2008: R+29.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.25%
• Current HPI: 162.7597
• 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

1 event — show timeline

• 2026-05-21 Listed $130,000 FSBO.com

Property tax history

+1.6%/yr

Latest (2026): $605 · +0.0% YoY. Source: county tax records.