1281 Tuscarora Path · Ickesburg, PA 17037

$100,000

3 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 60 Days on market

Built 1979 1.58 ac lot $81/sqft · 44% below area Est $163k · 39% under ↓ 5% since listing

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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 +17.3/30.0
• ARV discount +15.0/15.0
• Appreciation +6.8/10.0
• 1% rule +6.7/10.0
• DSCR +5.4/10.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This property is going to onsite auction 5/23/2026 at 11:00AM and is being sold with reserve. LISTED PRICE IS ONLY A SUGGESTED OPENING BID AND IS NOT INDICATIVE OF THE FINAL SALES PRICE WHICH WILL BE BY SELLER CONFIRMATION DAY OF AUCTION. Terms: Down payment of $25,000 required day of auction. Settlement on or before July 2, 2026. Transfer taxes to be paid by buyer. Real Estate taxes shall be prorated. This 3 bedroom, 1 bath ranch style home offers comfortable one level living with a full basement providing excellent storage or future finishing potential. The home features radiant floor heat along with oil hot water heat, delivering efficient and consistent warmth throughout. An attached two-bay garage adds everyday convenience for private parking. Property features it own well and septic. Another standout feature of the property is the impressive 34'x50' shop, fully equipped with electric, water a bathroom and concrete floors. The shop is insulated, heated with oil hot water hear, and includes tow 12 foot overhead doors, making it ideal for equipment storage, a business, or serious hobby use. Located in a very desirable area along Route 17, just outside of Ickesburg. This property offers excellent accessibility while maintaining a rural feel - perfect for those seeking space, functionality and a prime location.

Key facts

• Radiant floor heat
• Full basement
• Oil hot water heat

Tags

• FULL BASEMENT
• RADIANT FLOOR HEAT
• OIL HOT WATER HEAT
• ATTACHED TWO BAY GARAGE
• OWN WELL
• OWN SEPTIC

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $73 ($872/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• West Perry SD (rural): math 37% / reading 60% proficiency, ranked #189 of 539 in PA (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 107 units permitted in Perry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $4k appreciation (3.6% local appreciation)).
• Perry County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. 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: 1.17% ✓
• Cap rate: 7.16%
• Cash-on-cash: 3.11%
• DSCR: 1.14
• GRM: 7.1

CMA / ARV

• ARV (median comp): $162,858
• List price: $100,000
• Delta: -38.60%
• Verdict: UNDERPRICED
• Comps: 7 within 2.0 mi

Projected returns pro-forma

3.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.1%
• Equity multiple: 1.72×
• Total profit: $20,143
• Equity at exit: $48,533

10-year hold

• IRR: 13.9%
• Equity multiple: 3.19×
• Total profit: $61,355
• Equity at exit: $77,696

Cash invested: $28,000 (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 17037

• Home prices YoY: 2.4%
• Active inventory: 6
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,170 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$286 /mo · $3,426/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $73

Break-even live

Break-even rent $1,078

Max offer price $100,000

Occupancy floor 89%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-03-25
   listed $100,000 Active 1333-char remark

   Show marketing remark (1333 chars)

   This property is going to onsite auction 5/23/2026 at 11:00AM and is being sold with reserve. LISTED PRICE IS ONLY A SUGGESTED OPENING BID AND IS NOT INDICATIVE OF THE FINAL SALES PRICE WHICH WILL BE BY SELLER CONFIRMATION DAY OF AUCTION. Terms: Down payment of $25,000 required day of auction. Settlement on or before July 2, 2026. Transfer taxes to be paid by buyer. Real Estate taxes shall be prorated. This 3 bedroom, 1 bath ranch style home offers comfortable one level living with a full basement providing excellent storage or future finishing potential. The home features radiant floor heat along with oil hot water heat, delivering efficient and consistent warmth throughout. An attached two-bay garage adds everyday convenience for private parking. Property features it own well and septic. Another standout feature of the property is the impressive 34'x50' shop, fully equipped with electric, water a bathroom and concrete floors. The shop is insulated, heated with oil hot water hear, and includes tow 12 foot overhead doors, making it ideal for equipment storage, a business, or serious hobby use. Located in a very desirable area along Route 17, just outside of Ickesburg. This property offers excellent accessibility while maintaining a rural feel - perfect for those seeking space, functionality and a prime location.

2. 2001-09-13
   soldstatus $105,000

ⓘ 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: $3,426 · $286/mo
• Projected year-2 tax: $3,426 · $286/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $14,039
• − Mortgage interest: −$5,602
• − Property taxes: −$3,426
• − Insurance: −$500
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$2,909
• Taxable loss: −$644
• Est. tax savings @ 24.0%: +$155
• After-tax cash flow: $1,026/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: West Perry SD
• NCES district ID: 4225740
• Math proficiency: 37% ▼ -6.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $55,647
• Composite: 41.99/100
• National rank: #3338
• State rank: #189 of 539 in PA

Livability — Ickesburg

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

Census & demographics

• Population (ZIP): 1,140

Population outlook (Perry County) Hauer SSP2

• Today (2025): 44,250 people
• By 2030: 42,862 · -3.1%
• By 2040: 39,574 · -10.6%
• By 2050: 36,001 · -18.6%
• By 2075: 27,991 · -36.7%
• By 2100: 20,936 · -52.7%

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: Polish 35% Romanian 1% Serbian 1%
• Foreign-born: 0%
• Languages at home: 69% English-only · German/W. Germanic 31%

Political lean MEDSL · Perry

• 2024 margin: Solid R (+49.3) · D 24.8% · R 74.1% · Other 1.0%
• 2008→2024 swing: -15.6pp toward R · 2008: -33.7pp · 2024: -49.3pp
• All cycles: 2024: R+49.3 2020: R+50.1 2016: R+51.9 2012: R+38.8 2008: R+33.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.63%
• Current HPI: 156.29
• 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

-4.8% since first listed

2 events — show timeline

• 2026-03-25 Listed $100,000 BRIGHT MLS
• 2001-09-13 Sold (Public Records) $105,000 Public Records

Property tax history

+2.3%/yr

Latest (2026): $3,426 · -7.8% YoY. Source: county tax records.