173 W Main St · Galeton, PA 16922

$105,000

4 bd · 1.0 ba · 858 sqft · Other public records · 1 Days on market

Built 1900 10,454 sqft lot

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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 +14.6/30.0
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +4.1/10.0
• Schools +3.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

There's so much charm in this 4-bedroom, 1-bath home! Featuring recently updated kitchen countertops, this home offers a fresh and inviting space and a functional layout for everyday living. Relax with your morning coffee on the lovely front sunporch, or unwind in the backyard while listening to the peaceful sounds of the rumbling river nearby. Conveniently located close to shopping, dining, schools, and other everyday amenities, you'll appreciate all the benefits of in-town living while still enjoying a tranquil outdoor setting. Whether you're looking for a primary residence or an investment opportunity, this property is one you won't want to miss!

Key facts

• Front sunporch
• Backyard
• 0.24 acre lot

Tags

• UPDATED KITCHEN COUNTERTOPS
• FRONT SUNPORCH
• BACKYARD
• TRANQUIL OUTDOOR SETTING

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2 stories
• Construction: Wood siding construction
• Exterior features: Shingle roof; Lot approximately 63.6 x 165 (0.24 acres)

Interior

• Bedrooms: Total of 8 rooms (bedrooms not separately specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Has heating
• Interior features: Gas water heater; Unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $105k.

Deal economics

• At list price, monthly cash flow is $24 ($292/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 $96k (8.5% below list).
• Recommended offer: $96k (8.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#1,038 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: schools D+, health & safety D, amenities F.
• Galeton Area SD (rural): math 35% / reading 50% proficiency, ranked #484 of 658 in PA (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 20 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 $8k of equity ($726 loan paydown + $7k appreciation (6.5% 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 (6.5% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $40k; list at $105k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,032 (8.5% below list)

Questions for the listing agent

1. Built in 1900 — 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 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?
4. 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.
5. 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.
6. 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: 0.91% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.99%
• DSCR: 1.04
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.3%
• Equity multiple: 2.19×
• Total profit: $34,922
• Equity at exit: $69,240

10-year hold

• IRR: 16.9%
• Equity multiple: 4.43×
• Total profit: $100,835
• Equity at exit: $128,452

Cash invested: $29,400 (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 16922

• Home prices YoY: 4.9%
• Active inventory: 20
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $960 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$140 /mo · $1,680/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $24

Break-even live

Break-even rent $930

Max offer price $105,000

Occupancy floor 92%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-17
   remarks 657-char remark
2. 2026-06-17
   listed $105,000 Active 1 DOM

ⓘ 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: $1,680 · $140/mo
• Projected year-2 tax: $1,680 · $140/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 2/10 Low 8 d/yr ≥90°F today · 18 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: $11,524
• − Mortgage interest: −$5,882
• − Property taxes: −$1,680
• − Insurance: −$525
• − Repairs & maintenance: −$922
• − Management: −$922
• − Depreciation: −$3,055
• Taxable loss: −$1,461
• Est. tax savings @ 24.0%: +$351
• After-tax cash flow: $642/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: Galeton Area SD
• NCES district ID: 4210530
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $37,991
• Composite: 37.72/100
• National rank: #8769
• State rank: #484 of 658 in PA

Livability — Galeton

• Score: 66/100
• State rank: #1038
• US rank: #11568

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Galeton, PA
• Population (ZIP): 1,610

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 2%
• Common ancestry: Slovak 3% Romanian 3% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

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: ▲ 6.48%
• Current HPI: 138.961
• 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

+228.1% since first listed

3 events — show timeline

• 2026-06-17 Listed $105,000 NMPA
• 2019-10-11 Sold (Public Records) $40,000 Public Records
• 2008-03-28 Sold (Public Records) $32,000 Public Records

Property tax history

+2.5%/yr

Latest (2026): $1,680 · -0.1% YoY. Source: county tax records.