4897 Briggs Rd · McConnellstown, PA 16647

$194,900

3 bd · 1.5 ba · 1,565 sqft · SingleFamily · 309 Days on market

Built 1600 0.25 ac lot $125/sqft · 22% below area Est $250k · 22% under ↓ 7% since listing

---

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).

• ARV discount +15.0/15.0
• Appreciation +6.5/10.0
• Cash flow +5.9/30.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.3/10.0

Listing remarks MLS

The Perfect Quiet neighborhood - 4.9 miles from Seven Points Beach/Marina etc. Would make a perfect retreat or AirBNB or year round residence. Sleeps 8-10 - in the quiet village of Hesston. Quaint farmhouse with original rough cut lumber floors, open beams, large eat-in kitchen, first floor laundry, loads of living space, lovely sunroom & courtyard with shed - potting shed with water, multiple outdoor sheds, 1.5 baths, gardens & landscaping. Living Room, Eat-in Kitchen, Family Room, Sun Room, Bath, 1 car Garage, 3 Bedrooms, Half Bath, Attic. Sweet quiet area to relax and unwind after a day on the lake! Call today!

Key facts

• Open beams
• Seven points beach
• Large eat-in kitchen

Tags

• SEVEN POINTS BEACH
• OPEN BEAMS
• LARGE EAT-IN KITCHEN
• FIRST FLOOR LAUNDRY
• LOVELY SUNROOM
• COURTYARD WITH SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-379 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (28.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (37.1% below list).
• Recommended offer: $123k (37.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#815 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools C-, amenities F, commute F.
• Huntingdon Area SD (town): math 32% / reading 47% proficiency, ranked #366 of 539 in PA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 11 active listings in the ZIP; 70 units permitted in Huntingdon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.1% local appreciation)).
• Huntingdon County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, 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 309 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $35k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1600 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,541 (37.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 309 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Built in 1600 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.63% ✗
• Cap rate: 3.96%
• Cash-on-cash: -8.33%
• DSCR: 0.63
• GRM: 13.3

CMA / ARV

• ARV (median comp): $249,980
• List price: $194,900
• Delta: -22.03%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12552 Turkey Farm Rd	0.45mi	3/2.0	1,500 (-4%)	6mo	$313,000	$209	65

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $170
• Equity at exit: $88,488

10-year hold

• IRR: 4.0%
• Equity multiple: 1.61×
• Total profit: $33,485
• Equity at exit: $137,037

Cash invested: $54,572 (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 16647

• Home prices YoY: 3.0%
• Active inventory: 11
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $1,225 medium
• Mortgage (P&I): −$1,022
• Tax est. 1.5%: −$244 /mo · $2,924/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $-379

Break-even live

Break-even rent $1,705

Max offer price $140,082

Occupancy floor —

Sensitivity live

Price	-10% $-244	-5% $-311	+0% $-379	+5% $-446	+10% $-514
Rent	-10% $-476	-5% $-427	+0% $-379	+5% $-330	+10% $-282
Rate	-1.0pp $-281	-0.5pp $-329	base $-379	+0.5pp $-429	+1.0pp $-481

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-19
   days on market $194,900 Active 309 DOM
2. 2026-06-18
   days on market $194,900 Active 308 DOM
3. 2026-06-17
   days on market $194,900 Active 307 DOM
4. 2026-06-16
   days on market $194,900 Active 306 DOM
5. 2026-06-15
   days on market $194,900 Active 305 DOM
6. 2026-06-14
   days on market $194,900 Active 303 DOM
7. 2026-06-13
   days on market $194,900 Active 302 DOM
8. 2026-06-10
   days on market $194,900 Active 300 DOM
9. 2026-06-09
   days on market $194,900 Active 299 DOM
10. 2026-06-08
    days on market $194,900 Active 298 DOM
11. 2026-06-07
    days on market $194,900 Active 297 DOM
12. 2026-06-02
    days on market $194,900 Active 292 DOM
13. 2026-06-01
    days on market $194,900 Active 291 DOM
14. 2026-05-31
    days on market $194,900 Active 290 DOM
15. 2026-05-30
    days on market $194,900 Active 289 DOM
16. 2026-02-02
    status Active 633-char remark

    Show marketing remark (633 chars)

    The Perfect Quiet neighborhood - 4.9 miles from Seven Points Beach/Marina etc. Would make a perfect retreat or AirBNB or year round residence. Sleeps 8-10 - in the quiet village of Hesston. Quaint farmhouse with original rough cut lumber floors, open beams, large eat-in kitchen, first floor laundry, loads of living space, lovely sunroom & courtyard with shed - potting shed with water, multiple outdoor sheds, 1.5 baths, gardens & landscaping. Living Room, Eat-in Kitchen, Family Room, Sun Room, Bath, 1 car Garage, 3 Bedrooms, Half Bath, Attic. Sweet quiet area to relax and unwind after a day on the lake! Call today!

17. 2026-02-02
    status Active 633-char remark

    Show marketing remark (633 chars)

    The Perfect Quiet neighborhood - 4.9 miles from Seven Points Beach/Marina etc. Would make a perfect retreat or AirBNB or year round residence. Sleeps 8-10 - in the quiet village of Hesston. Quaint farmhouse with original rough cut lumber floors, open beams, large eat-in kitchen, first floor laundry, loads of living space, lovely sunroom & courtyard with shed - potting shed with water, multiple outdoor sheds, 1.5 baths, gardens & landscaping. Living Room, Eat-in Kitchen, Family Room, Sun Room, Bath, 1 car Garage, 3 Bedrooms, Half Bath, Attic. Sweet quiet area to relax and unwind after a day on the lake! Call today!

18. 2026-01-12
    status Pending 633-char remark

    Show marketing remark (633 chars)

    The Perfect Quiet neighborhood - 4.9 miles from Seven Points Beach/Marina etc. Would make a perfect retreat or AirBNB or year round residence. Sleeps 8-10 - in the quiet village of Hesston. Quaint farmhouse with original rough cut lumber floors, open beams, large eat-in kitchen, first floor laundry, loads of living space, lovely sunroom & courtyard with shed - potting shed with water, multiple outdoor sheds, 1.5 baths, gardens & landscaping. Living Room, Eat-in Kitchen, Family Room, Sun Room, Bath, 1 car Garage, 3 Bedrooms, Half Bath, Attic. Sweet quiet area to relax and unwind after a day on the lake! Call today!

19. 2026-01-12
    status Pending 633-char remark

    Show marketing remark (633 chars)

    The Perfect Quiet neighborhood - 4.9 miles from Seven Points Beach/Marina etc. Would make a perfect retreat or AirBNB or year round residence. Sleeps 8-10 - in the quiet village of Hesston. Quaint farmhouse with original rough cut lumber floors, open beams, large eat-in kitchen, first floor laundry, loads of living space, lovely sunroom & courtyard with shed - potting shed with water, multiple outdoor sheds, 1.5 baths, gardens & landscaping. Living Room, Eat-in Kitchen, Family Room, Sun Room, Bath, 1 car Garage, 3 Bedrooms, Half Bath, Attic. Sweet quiet area to relax and unwind after a day on the lake! Call today!

20. 2025-11-04
    price $194,900 633-char remark

    Show marketing remark (633 chars)

    The Perfect Quiet neighborhood - 4.9 miles from Seven Points Beach/Marina etc. Would make a perfect retreat or AirBNB or year round residence. Sleeps 8-10 - in the quiet village of Hesston. Quaint farmhouse with original rough cut lumber floors, open beams, large eat-in kitchen, first floor laundry, loads of living space, lovely sunroom & courtyard with shed - potting shed with water, multiple outdoor sheds, 1.5 baths, gardens & landscaping. Living Room, Eat-in Kitchen, Family Room, Sun Room, Bath, 1 car Garage, 3 Bedrooms, Half Bath, Attic. Sweet quiet area to relax and unwind after a day on the lake! Call today!

21. 2025-11-04
    price $194,900 633-char remark

    Show marketing remark (633 chars)

    The Perfect Quiet neighborhood - 4.9 miles from Seven Points Beach/Marina etc. Would make a perfect retreat or AirBNB or year round residence. Sleeps 8-10 - in the quiet village of Hesston. Quaint farmhouse with original rough cut lumber floors, open beams, large eat-in kitchen, first floor laundry, loads of living space, lovely sunroom & courtyard with shed - potting shed with water, multiple outdoor sheds, 1.5 baths, gardens & landscaping. Living Room, Eat-in Kitchen, Family Room, Sun Room, Bath, 1 car Garage, 3 Bedrooms, Half Bath, Attic. Sweet quiet area to relax and unwind after a day on the lake! Call today!

22. 2025-09-15
    price $199,000 633-char remark

    Show marketing remark (633 chars)

    The Perfect Quiet neighborhood - 4.9 miles from Seven Points Beach/Marina etc. Would make a perfect retreat or AirBNB or year round residence. Sleeps 8-10 - in the quiet village of Hesston. Quaint farmhouse with original rough cut lumber floors, open beams, large eat-in kitchen, first floor laundry, loads of living space, lovely sunroom & courtyard with shed - potting shed with water, multiple outdoor sheds, 1.5 baths, gardens & landscaping. Living Room, Eat-in Kitchen, Family Room, Sun Room, Bath, 1 car Garage, 3 Bedrooms, Half Bath, Attic. Sweet quiet area to relax and unwind after a day on the lake! Call today!

23. 2025-09-15
    price $199,000 633-char remark

    Show marketing remark (633 chars)

    The Perfect Quiet neighborhood - 4.9 miles from Seven Points Beach/Marina etc. Would make a perfect retreat or AirBNB or year round residence. Sleeps 8-10 - in the quiet village of Hesston. Quaint farmhouse with original rough cut lumber floors, open beams, large eat-in kitchen, first floor laundry, loads of living space, lovely sunroom & courtyard with shed - potting shed with water, multiple outdoor sheds, 1.5 baths, gardens & landscaping. Living Room, Eat-in Kitchen, Family Room, Sun Room, Bath, 1 car Garage, 3 Bedrooms, Half Bath, Attic. Sweet quiet area to relax and unwind after a day on the lake! Call today!

24. 2025-09-10
    price $217,400 633-char remark

    Show marketing remark (633 chars)

    The Perfect Quiet neighborhood - 4.9 miles from Seven Points Beach/Marina etc. Would make a perfect retreat or AirBNB or year round residence. Sleeps 8-10 - in the quiet village of Hesston. Quaint farmhouse with original rough cut lumber floors, open beams, large eat-in kitchen, first floor laundry, loads of living space, lovely sunroom & courtyard with shed - potting shed with water, multiple outdoor sheds, 1.5 baths, gardens & landscaping. Living Room, Eat-in Kitchen, Family Room, Sun Room, Bath, 1 car Garage, 3 Bedrooms, Half Bath, Attic. Sweet quiet area to relax and unwind after a day on the lake! Call today!

25. 2025-09-09
    price $217,400 633-char remark

    Show marketing remark (633 chars)

    The Perfect Quiet neighborhood - 4.9 miles from Seven Points Beach/Marina etc. Would make a perfect retreat or AirBNB or year round residence. Sleeps 8-10 - in the quiet village of Hesston. Quaint farmhouse with original rough cut lumber floors, open beams, large eat-in kitchen, first floor laundry, loads of living space, lovely sunroom & courtyard with shed - potting shed with water, multiple outdoor sheds, 1.5 baths, gardens & landscaping. Living Room, Eat-in Kitchen, Family Room, Sun Room, Bath, 1 car Garage, 3 Bedrooms, Half Bath, Attic. Sweet quiet area to relax and unwind after a day on the lake! Call today!

26. 2025-09-04
    price $222,400 633-char remark

    Show marketing remark (633 chars)

    The Perfect Quiet neighborhood - 4.9 miles from Seven Points Beach/Marina etc. Would make a perfect retreat or AirBNB or year round residence. Sleeps 8-10 - in the quiet village of Hesston. Quaint farmhouse with original rough cut lumber floors, open beams, large eat-in kitchen, first floor laundry, loads of living space, lovely sunroom & courtyard with shed - potting shed with water, multiple outdoor sheds, 1.5 baths, gardens & landscaping. Living Room, Eat-in Kitchen, Family Room, Sun Room, Bath, 1 car Garage, 3 Bedrooms, Half Bath, Attic. Sweet quiet area to relax and unwind after a day on the lake! Call today!

27. 2025-07-24
    listed $229,900 Active 633-char remark

    Show marketing remark (633 chars)

    The Perfect Quiet neighborhood - 4.9 miles from Seven Points Beach/Marina etc. Would make a perfect retreat or AirBNB or year round residence. Sleeps 8-10 - in the quiet village of Hesston. Quaint farmhouse with original rough cut lumber floors, open beams, large eat-in kitchen, first floor laundry, loads of living space, lovely sunroom & courtyard with shed - potting shed with water, multiple outdoor sheds, 1.5 baths, gardens & landscaping. Living Room, Eat-in Kitchen, Family Room, Sun Room, Bath, 1 car Garage, 3 Bedrooms, Half Bath, Attic. Sweet quiet area to relax and unwind after a day on the lake! Call today!

28. 2025-07-24
    listed $229,900 Active 633-char remark

    Show marketing remark (633 chars)

    The Perfect Quiet neighborhood - 4.9 miles from Seven Points Beach/Marina etc. Would make a perfect retreat or AirBNB or year round residence. Sleeps 8-10 - in the quiet village of Hesston. Quaint farmhouse with original rough cut lumber floors, open beams, large eat-in kitchen, first floor laundry, loads of living space, lovely sunroom & courtyard with shed - potting shed with water, multiple outdoor sheds, 1.5 baths, gardens & landscaping. Living Room, Eat-in Kitchen, Family Room, Sun Room, Bath, 1 car Garage, 3 Bedrooms, Half Bath, Attic. Sweet quiet area to relax and unwind after a day on the lake! Call today!

29. 2024-11-29
    soldstatus $175,000 Closed
30. 2024-11-18
    soldstatus $175,000 Closed
31. 2024-10-10
    status Pending
32. 2024-10-10
    status Pending
33. 2024-09-17
    listed $184,500 Active
34. 2024-09-06
    price $184,500
35. 2024-08-14
    listed $210,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,705
• − Mortgage interest: −$10,917
• − Property taxes: −$2,924
• − Insurance: −$974
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$5,670
• Taxable loss: −$8,133
• Est. tax savings @ 24.0%: +$1,952
• After-tax cash flow: $-2,594/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: Huntingdon Area SD
• NCES district ID: 4212090
• Math proficiency: 32% ▲ 1.00%
• Reading proficiency: 47% ▼ -4.00%
• Median HH income: $43,534
• Composite: 33.4/100
• National rank: #5478
• State rank: #366 of 539 in PA

Livability — McConnellstown

• Score: 69/100
• State rank: #815
• US rank: #8330

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 836

Population outlook (Huntingdon County) Hauer SSP2

• Today (2025): 44,212 people
• By 2030: 43,057 · -2.6%
• By 2040: 40,537 · -8.3%
• By 2050: 37,844 · -14.4%
• By 2075: 31,411 · -29.0%
• By 2100: 23,907 · -45.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 1%
• Common ancestry: Romanian 2% Lithuanian 2% Iranian 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Huntingdon

• 2024 margin: Solid R (+52.9) · D 23.2% · R 76.1%
• 2008→2024 swing: -25.4pp toward R · 2008: -27.5pp · 2024: -52.9pp
• All cycles: 2024: R+52.9 2020: R+51.0 2016: R+50.7 2012: R+37.4 2008: R+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.08%
• Current HPI: 104.4927
• 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

-7.2% since first listed

20 events — show timeline

• 2026-02-02 Relisted — BRIGHT MLS
• 2026-02-02 Relisted — AHARMLS
• 2026-01-12 Pending — BRIGHT MLS
• 2026-01-12 Pending — AHARMLS
• 2025-11-04 Price Changed $194,900 BRIGHT MLS
• 2025-11-04 Price Changed $194,900 AHARMLS
• 2025-09-15 Price Changed $199,000 BRIGHT MLS
• 2025-09-15 Price Changed $199,000 AHARMLS
• 2025-09-10 Price Changed $217,400 BRIGHT MLS
• 2025-09-09 Price Changed $217,400 AHARMLS
• 2025-09-04 Price Changed $222,400 AHARMLS
• 2025-07-24 Listed $229,900 AHARMLS
• 2025-07-24 Listed $229,900 BRIGHT MLS
• 2024-11-29 Sold (MLS) $175,000 HCBR
• 2024-11-18 Sold (MLS) $175,000 BRIGHT MLS
• 2024-10-10 Pending — HCBR
• 2024-10-10 Pending — BRIGHT MLS
• 2024-09-17 Listed $184,500 BRIGHT MLS
• 2024-09-06 Price Changed $184,500 HCBR
• 2024-08-14 Listed $210,000 HCBR