127 Heathville Ohl Rd · Summerville, PA 15864

$117,000

3 bd · 1.5 ba · 514 sqft · SingleFamily public records · 5 Days on market

Built 1927 0.95 ac lot

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Why this score? — see what drove the D 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 +13.7/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +4.1/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Rural property located on a quiet road in Summerville offering approximately 1,664 square feet of living space. This 3-bedroom, 1.5-bath home provides a functional layout with multiple living areas and is situated on a spacious lot with room for outdoor use. Property offers potential for updates and improvements, making it suitable for a variety of buyers. Located near local Rails to Trails, providing convenient access to outdoor recreation. Convenient access to nearby towns while maintaining a private setting.

Key facts

• Spacious lot
• Private setting
• 0.95 acre lot

Tags

• MULTIPLE LIVING AREAS
• SPACIOUS LOT
• PRIVATE SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $117k.

Deal economics

• At list price, monthly cash flow is $9 ($103/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 $93k (20.9% below list).
• Recommended offer: $93k (20.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#1,503 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, health & safety D+, schools F.
• 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: 4 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 $4k of equity ($809 loan paydown + $4k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~6 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $100k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,558 (20.9% below list)

Questions for the listing agent

1. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.79% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.32%
• DSCR: 1.01
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 7.8%
• Equity multiple: 1.45×
• Total profit: $14,604
• Equity at exit: $52,608

10-year hold

• IRR: 10.4%
• Equity multiple: 2.56×
• Total profit: $51,185
• Equity at exit: $81,076

Cash invested: $32,760 (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 15864

• Active inventory: 4
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $926 medium
• Mortgage (P&I): −$614
• Tax from tax record: −$60 /mo · $723/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $9

Break-even live

Break-even rent $915

Max offer price $117,000

Occupancy floor 94%

Sensitivity live

Price	-10% $75	-5% $42	+0% $9	+5% $-25	+10% $-58
Rent	-10% $-65	-5% $-28	+0% $9	+5% $45	+10% $82
Rate	-1.0pp $68	-0.5pp $38	base $9	+0.5pp $-22	+1.0pp $-53

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-03-22
   status Pending
2. 2026-03-17
   listed $117,000 Active
3. 2025-01-15
   soldstatus $100,000
4. 2007-04-02
   soldstatus $64,900

ⓘ 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: $723 · $60/mo
• Projected year-2 tax: $1,286 · $107/mo
• Expected delta: +$563/yr (+$47/mo · 77.8%)

ⓘ 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 3/10 Moderate 7 d/yr ≥93°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: $11,107
• − Mortgage interest: −$6,554
• − Property taxes: −$723
• − Insurance: −$585
• − Repairs & maintenance: −$889
• − Management: −$889
• − Depreciation: −$3,404
• Taxable loss: −$1,936
• Est. tax savings @ 24.0%: +$465
• After-tax cash flow: $568/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 — Summerville

• Score: 60/100
• State rank: #1503
• US rank: #19499

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Summerville, PA
• Population (ZIP): 1,852

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 (97%)
• Race & ethnicity: White 97% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Iranian 6% Danish 4% Romanian 3%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 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: —
• 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

+80.3% since first listed

4 events — show timeline

• 2026-03-22 Pending — West Penn MLS
• 2026-03-17 Listed $117,000 West Penn MLS
• 2025-01-15 Sold (Public Records) $100,000 Public Records
• 2007-04-02 Sold (Public Records) $64,900 Public Records

Property tax history

+1.9%/yr

Latest (2026): $723 · +0.0% YoY. Source: county tax records.