1162 Cemetery Rd · Picture Rocks, PA 17756

$100,000

2 bd · 1.0 ba · 1,564 sqft · SingleFamily public records · 238 Days on market

Built 1984 0.97 ac lot $64/sqft · 53% below area ↓ 29% since listing

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Why this score? — see what drove the B- 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 +26.3/30.0
• DSCR +8.9/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.1/10.0

Listing remarks MLS

Welcome to your next great opportunity -- an INVESTOR'S DREAM tucked away in the peaceful countryside of Lycoming County! This 3-bedroom, 1-bath ranch-style home sits on nearly an acre of land and offers approximately 1,564 sqft of living space with endless potential to create your own rural retreat. Step inside and imagine transforming the spacious layout into an open-concept living room and kitchen -- the heart of the home, featuring abundant wooden cabinetry ready to be restored or reimagined into a warm, rustic chef's space. The third bedroom is located on the partially finished attic, offering charm and extra space for guests, a home office, or a cozy hideaway. Outside, the welcoming front porch sets the tone for country living at its best -- perfect for relaxing evenings surrounded by open farmland and natural beauty. The property also features a large material storage building, offering excellent space for equipment, tools, workshop use, hobby storage, or future functional possibilities, plus an additional lean-to structure for added utility and convenience. Whether you're seeking your next investment project, a full renovation, or a tranquil weekend getaway, this property is brimming with potential and character. Bring your vision, creativity, and passion -- this diamond in the rough is waiting to shine again! Don't miss the opportunity! Schedule your showing today! Being sold AS IS, WHERE IS, Buyer is responsible for all inspections and any city requirements to close. All information and property details set forth in this listing, including all utilities and all room dimensions which are approximate and deemed reliable but not guaranteed and should be independently verified if any person intends to engage in a transaction based upon it. Seller/current owner does not represent and/or guarantee that all property information and details have been provided in this MLS listing.

Key facts

• Spacious layout
• 0.97 acre lot
• 2 garage spots

Tags

• SPACIOUS LAYOUT
• ABUNDANT WOODEN CABINETRY
• PARTIALLY FINISHED ATTIC
• WELCOMING FRONT PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/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: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#667 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: health & safety D, amenities F, commute F.
• East Lycoming SD (town): math 52% / reading 62% proficiency, ranked #93 of 539 in PA (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 41 active listings in the ZIP; 73 units permitted in Lycoming County in 2024 (15 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lycoming County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 238 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 238 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.32% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.09%
• DSCR: 1.49
• GRM: 6.3

CMA / ARV

• ARV (median comp): $214,891
• List price: $100,000
• Delta: -53.46%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $349
• Equity at exit: $14,910

10-year hold

• IRR: 10.0%
• Equity multiple: 1.78×
• Total profit: $21,832
• Equity at exit: $8,646

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 17756

• Home prices YoY: -3.2%
• Active inventory: 41
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,319 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$217 /mo · $2,604/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $259

Break-even live

Break-even rent $991

Max offer price $100,000

Occupancy floor 75%

Sensitivity live

Price	-10% $315	-5% $287	+0% $259	+5% $230	+10% $202
Rent	-10% $155	-5% $207	+0% $259	+5% $311	+10% $363
Rate	-1.0pp $309	-0.5pp $284	base $259	+0.5pp $233	+1.0pp $206

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 11 events

1. 2026-06-07
   statusdays on market $100,000 Pending 238 DOM
2. 2026-06-03
   days on market $100,000 Active 236 DOM
3. 2026-06-02
   days on market $100,000 Active 235 DOM
4. 2026-06-01
   days on market $100,000 Active 234 DOM
5. 2026-05-31
   days on market $100,000 Active 233 DOM
6. 2026-05-30
   days on market $100,000 Active 232 DOM
7. 2026-04-30
   price $100,000 1914-char remark

   Show marketing remark (1914 chars)

   Welcome to your next great opportunity -- an INVESTOR'S DREAM tucked away in the peaceful countryside of Lycoming County! This 3-bedroom, 1-bath ranch-style home sits on nearly an acre of land and offers approximately 1,564 sqft of living space with endless potential to create your own rural retreat. Step inside and imagine transforming the spacious layout into an open-concept living room and kitchen -- the heart of the home, featuring abundant wooden cabinetry ready to be restored or reimagined into a warm, rustic chef's space. The third bedroom is located on the partially finished attic, offering charm and extra space for guests, a home office, or a cozy hideaway. Outside, the welcoming front porch sets the tone for country living at its best -- perfect for relaxing evenings surrounded by open farmland and natural beauty. The property also features a large material storage building, offering excellent space for equipment, tools, workshop use, hobby storage, or future functional possibilities, plus an additional lean-to structure for added utility and convenience. Whether you're seeking your next investment project, a full renovation, or a tranquil weekend getaway, this property is brimming with potential and character. Bring your vision, creativity, and passion -- this diamond in the rough is waiting to shine again! Don't miss the opportunity! Schedule your showing today! Being sold AS IS, WHERE IS, Buyer is responsible for all inspections and any city requirements to close. All information and property details set forth in this listing, including all utilities and all room dimensions which are approximate and deemed reliable but not guaranteed and should be independently verified if any person intends to engage in a transaction based upon it. Seller/current owner does not represent and/or guarantee that all property information and details have been provided in this MLS listing.

8. 2026-03-13
   price $115,000 1914-char remark

   Show marketing remark (1914 chars)

   Welcome to your next great opportunity -- an INVESTOR'S DREAM tucked away in the peaceful countryside of Lycoming County! This 3-bedroom, 1-bath ranch-style home sits on nearly an acre of land and offers approximately 1,564 sqft of living space with endless potential to create your own rural retreat. Step inside and imagine transforming the spacious layout into an open-concept living room and kitchen -- the heart of the home, featuring abundant wooden cabinetry ready to be restored or reimagined into a warm, rustic chef's space. The third bedroom is located on the partially finished attic, offering charm and extra space for guests, a home office, or a cozy hideaway. Outside, the welcoming front porch sets the tone for country living at its best -- perfect for relaxing evenings surrounded by open farmland and natural beauty. The property also features a large material storage building, offering excellent space for equipment, tools, workshop use, hobby storage, or future functional possibilities, plus an additional lean-to structure for added utility and convenience. Whether you're seeking your next investment project, a full renovation, or a tranquil weekend getaway, this property is brimming with potential and character. Bring your vision, creativity, and passion -- this diamond in the rough is waiting to shine again! Don't miss the opportunity! Schedule your showing today! Being sold AS IS, WHERE IS, Buyer is responsible for all inspections and any city requirements to close. All information and property details set forth in this listing, including all utilities and all room dimensions which are approximate and deemed reliable but not guaranteed and should be independently verified if any person intends to engage in a transaction based upon it. Seller/current owner does not represent and/or guarantee that all property information and details have been provided in this MLS listing.

9. 2026-02-05
   price $125,000 1914-char remark

   Show marketing remark (1914 chars)

   Welcome to your next great opportunity -- an INVESTOR'S DREAM tucked away in the peaceful countryside of Lycoming County! This 3-bedroom, 1-bath ranch-style home sits on nearly an acre of land and offers approximately 1,564 sqft of living space with endless potential to create your own rural retreat. Step inside and imagine transforming the spacious layout into an open-concept living room and kitchen -- the heart of the home, featuring abundant wooden cabinetry ready to be restored or reimagined into a warm, rustic chef's space. The third bedroom is located on the partially finished attic, offering charm and extra space for guests, a home office, or a cozy hideaway. Outside, the welcoming front porch sets the tone for country living at its best -- perfect for relaxing evenings surrounded by open farmland and natural beauty. The property also features a large material storage building, offering excellent space for equipment, tools, workshop use, hobby storage, or future functional possibilities, plus an additional lean-to structure for added utility and convenience. Whether you're seeking your next investment project, a full renovation, or a tranquil weekend getaway, this property is brimming with potential and character. Bring your vision, creativity, and passion -- this diamond in the rough is waiting to shine again! Don't miss the opportunity! Schedule your showing today! Being sold AS IS, WHERE IS, Buyer is responsible for all inspections and any city requirements to close. All information and property details set forth in this listing, including all utilities and all room dimensions which are approximate and deemed reliable but not guaranteed and should be independently verified if any person intends to engage in a transaction based upon it. Seller/current owner does not represent and/or guarantee that all property information and details have been provided in this MLS listing.

10. 2025-11-12
    price $135,000 1914-char remark

    Show marketing remark (1914 chars)

    Welcome to your next great opportunity -- an INVESTOR'S DREAM tucked away in the peaceful countryside of Lycoming County! This 3-bedroom, 1-bath ranch-style home sits on nearly an acre of land and offers approximately 1,564 sqft of living space with endless potential to create your own rural retreat. Step inside and imagine transforming the spacious layout into an open-concept living room and kitchen -- the heart of the home, featuring abundant wooden cabinetry ready to be restored or reimagined into a warm, rustic chef's space. The third bedroom is located on the partially finished attic, offering charm and extra space for guests, a home office, or a cozy hideaway. Outside, the welcoming front porch sets the tone for country living at its best -- perfect for relaxing evenings surrounded by open farmland and natural beauty. The property also features a large material storage building, offering excellent space for equipment, tools, workshop use, hobby storage, or future functional possibilities, plus an additional lean-to structure for added utility and convenience. Whether you're seeking your next investment project, a full renovation, or a tranquil weekend getaway, this property is brimming with potential and character. Bring your vision, creativity, and passion -- this diamond in the rough is waiting to shine again! Don't miss the opportunity! Schedule your showing today! Being sold AS IS, WHERE IS, Buyer is responsible for all inspections and any city requirements to close. All information and property details set forth in this listing, including all utilities and all room dimensions which are approximate and deemed reliable but not guaranteed and should be independently verified if any person intends to engage in a transaction based upon it. Seller/current owner does not represent and/or guarantee that all property information and details have been provided in this MLS listing.

11. 2025-10-10
    listed $140,000 Active 1914-char remark

    Show marketing remark (1914 chars)

    Welcome to your next great opportunity -- an INVESTOR'S DREAM tucked away in the peaceful countryside of Lycoming County! This 3-bedroom, 1-bath ranch-style home sits on nearly an acre of land and offers approximately 1,564 sqft of living space with endless potential to create your own rural retreat. Step inside and imagine transforming the spacious layout into an open-concept living room and kitchen -- the heart of the home, featuring abundant wooden cabinetry ready to be restored or reimagined into a warm, rustic chef's space. The third bedroom is located on the partially finished attic, offering charm and extra space for guests, a home office, or a cozy hideaway. Outside, the welcoming front porch sets the tone for country living at its best -- perfect for relaxing evenings surrounded by open farmland and natural beauty. The property also features a large material storage building, offering excellent space for equipment, tools, workshop use, hobby storage, or future functional possibilities, plus an additional lean-to structure for added utility and convenience. Whether you're seeking your next investment project, a full renovation, or a tranquil weekend getaway, this property is brimming with potential and character. Bring your vision, creativity, and passion -- this diamond in the rough is waiting to shine again! Don't miss the opportunity! Schedule your showing today! Being sold AS IS, WHERE IS, Buyer is responsible for all inspections and any city requirements to close. All information and property details set forth in this listing, including all utilities and all room dimensions which are approximate and deemed reliable but not guaranteed and should be independently verified if any person intends to engage in a transaction based upon it. Seller/current owner does not represent and/or guarantee that all property information and details have been provided in this MLS listing.

ⓘ 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: $2,604 · $217/mo
• Projected year-2 tax: $2,604 · $217/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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $15,824
• − Mortgage interest: −$5,602
• − Property taxes: −$2,604
• − Insurance: −$500
• − Repairs & maintenance: −$1,266
• − Management: −$1,266
• − Depreciation: −$2,909
• Taxable income: $1,678
• Est. tax owed @ 24.0%: −$403
• After-tax cash flow: $2,702/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: East Lycoming SD
• NCES district ID: 4208490
• Math proficiency: 52% ▼ -12.00%
• Reading proficiency: 62% ▼ -12.00%
• Median HH income: $53,360
• Composite: 48.88/100
• National rank: #2083
• State rank: #93 of 539 in PA

Livability — Picture Rocks

• Score: 72/100
• State rank: #667
• US rank: #6510

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 560
• Population (ZIP): 12,525

Population outlook (Lycoming County) Hauer SSP2

• Today (2025): 114,164 people
• By 2030: 112,221 · -1.7%
• By 2040: 107,613 · -5.7%
• By 2050: 102,950 · -9.8%
• By 2075: 92,987 · -18.5%
• By 2100: 80,924 · -29.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Two or more races 3% Black 2%
• Common ancestry: Lithuanian 2% Romanian 2% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Lycoming

• 2024 margin: Solid R (+41.5) · D 28.8% · R 70.3%
• 2008→2024 swing: -17.3pp toward R · 2008: -24.2pp · 2024: -41.5pp
• All cycles: 2024: R+41.5 2020: R+41.3 2016: R+44.8 2012: R+33.3 2008: R+24.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.73%
• Current HPI: 233.9965
• 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

-28.6% since first listed

5 events — show timeline

• 2026-04-30 Price Changed $100,000 PMAR
• 2026-03-13 Price Changed $115,000 PMAR
• 2026-02-05 Price Changed $125,000 PMAR
• 2025-11-12 Price Changed $135,000 PMAR
• 2025-10-10 Listed $140,000 PMAR

Property tax history

+2.4%/yr

Latest (2026): $2,604 · +2.1% YoY. Source: county tax records.