24 Rowlee Hollow Rd · Oswayo, PA 16748

$150,000

3 bd · 2.0 ba · 1,580 sqft · Other public records · 163 Days on market

Built 1992 4.50 ac lot ↓ 19% since listing

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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 +9.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• Schools +5.6/10.0
• 1% rule +3.0/10.0
• Livability +3.0/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for your little piece of Heaven in Gods Country, then take a look at this 24 x 60 double wide home on 4.5 private acres right off Eleven Mile Rd. in Northern Potter County. Inside find 3 bedrooms and 2 full baths with plenty of storage space. Many upgrades over the last few years include windows, hot water heater and some flooring along with a new front deck and metal roof just a few years ago. Affordable natural gas heat and tri county electric and hi speed internet add to the comforts. Outside find blueberry bushes and apple trees and plenty of room to relax. Very close to the ATV trail system, Call for your tour today.

Key facts

• Private acres
• Blueberry bushes
• Metal roof

Tags

• PRIVATE ACRES
• UPGRADES OVER THE YEARS
• NEW FRONT DECK
• METAL ROOF
• BLUEBERRY BUSHES
• APPLE TREES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $-92 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (20.0% below list).
• Recommended offer: $120k (20.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#1,545 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime C-, health & safety D, schools F.
• Oswayo Valley SD (rural): math 64% / reading 68% proficiency, ranked #146 of 658 in PA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 9 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 $6k of equity ($1k loan paydown + $5k appreciation (3.5% local appreciation)).
• Potter County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $120,060 (20.0% 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 163 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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 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?
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: 0.80% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.63%
• DSCR: 0.88
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.4%
• Equity multiple: 1.38×
• Total profit: $15,965
• Equity at exit: $71,425

10-year hold

• IRR: 9.1%
• Equity multiple: 2.44×
• Total profit: $60,562
• Equity at exit: $113,274

Cash invested: $42,000 (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 16748

• Home prices YoY: 3.0%
• Active inventory: 9
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,201 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$191 /mo · $2,297/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-92

Break-even live

Break-even rent $1,317

Max offer price $133,732

Occupancy floor —

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $150,000 Active 163 DOM
2. 2026-06-17
   days on market $150,000 Active 162 DOM
3. 2026-06-16
   days on market $150,000 Active 161 DOM
4. 2026-06-15
   days on market $150,000 Active 160 DOM
5. 2026-06-13
   days on market $150,000 Active 158 DOM
6. 2026-06-12
   days on market $150,000 Active 157 DOM
7. 2026-06-09
   days on market $150,000 Active 154 DOM
8. 2026-06-08
   days on market $150,000 Active 153 DOM
9. 2026-06-08
   days on market $150,000 Active 152 DOM
10. 2026-06-07
    days on market $150,000 Active 151 DOM
11. 2026-06-04
    days on market $150,000 Active 148 DOM
12. 2026-06-02
    days on market $150,000 Active 147 DOM
13. 2026-06-01
    days on market $150,000 Active 146 DOM
14. 2026-05-31
    days on market $150,000 Active 145 DOM
15. 2026-05-04
    price $150,000 637-char remark

    Show marketing remark (637 chars)

    Looking for your little piece of Heaven in Gods Country, then take a look at this 24 x 60 double wide home on 4.5 private acres right off Eleven Mile Rd. in Northern Potter County. Inside find 3 bedrooms and 2 full baths with plenty of storage space. Many upgrades over the last few years include windows, hot water heater and some flooring along with a new front deck and metal roof just a few years ago. Affordable natural gas heat and tri county electric and hi speed internet add to the comforts. Outside find blueberry bushes and apple trees and plenty of room to relax. Very close to the ATV trail system, Call for your tour today.

16. 2026-03-20
    price $174,000 637-char remark

    Show marketing remark (637 chars)

    Looking for your little piece of Heaven in Gods Country, then take a look at this 24 x 60 double wide home on 4.5 private acres right off Eleven Mile Rd. in Northern Potter County. Inside find 3 bedrooms and 2 full baths with plenty of storage space. Many upgrades over the last few years include windows, hot water heater and some flooring along with a new front deck and metal roof just a few years ago. Affordable natural gas heat and tri county electric and hi speed internet add to the comforts. Outside find blueberry bushes and apple trees and plenty of room to relax. Very close to the ATV trail system, Call for your tour today.

17. 2026-02-25
    status Active 637-char remark

    Show marketing remark (637 chars)

    Looking for your little piece of Heaven in Gods Country, then take a look at this 24 x 60 double wide home on 4.5 private acres right off Eleven Mile Rd. in Northern Potter County. Inside find 3 bedrooms and 2 full baths with plenty of storage space. Many upgrades over the last few years include windows, hot water heater and some flooring along with a new front deck and metal roof just a few years ago. Affordable natural gas heat and tri county electric and hi speed internet add to the comforts. Outside find blueberry bushes and apple trees and plenty of room to relax. Very close to the ATV trail system, Call for your tour today.

18. 2026-02-16
    historical Active Under Contract 637-char remark

    Show marketing remark (637 chars)

    Looking for your little piece of Heaven in Gods Country, then take a look at this 24 x 60 double wide home on 4.5 private acres right off Eleven Mile Rd. in Northern Potter County. Inside find 3 bedrooms and 2 full baths with plenty of storage space. Many upgrades over the last few years include windows, hot water heater and some flooring along with a new front deck and metal roof just a few years ago. Affordable natural gas heat and tri county electric and hi speed internet add to the comforts. Outside find blueberry bushes and apple trees and plenty of room to relax. Very close to the ATV trail system, Call for your tour today.

19. 2026-01-06
    listed $184,900 Active 637-char remark

    Show marketing remark (637 chars)

    Looking for your little piece of Heaven in Gods Country, then take a look at this 24 x 60 double wide home on 4.5 private acres right off Eleven Mile Rd. in Northern Potter County. Inside find 3 bedrooms and 2 full baths with plenty of storage space. Many upgrades over the last few years include windows, hot water heater and some flooring along with a new front deck and metal roof just a few years ago. Affordable natural gas heat and tri county electric and hi speed internet add to the comforts. Outside find blueberry bushes and apple trees and plenty of room to relax. Very close to the ATV trail system, Call for your tour today.

ⓘ 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: $2,297 · $191/mo
• Projected year-2 tax: $2,334 · $194/mo
• Expected delta: +$36/yr (+$3/mo · 1.6%)

ⓘ 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 1/10 Low 8 d/yr ≥88°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,407
• − Mortgage interest: −$8,402
• − Property taxes: −$2,297
• − Insurance: −$750
• − Repairs & maintenance: −$1,153
• − Management: −$1,153
• − Depreciation: −$4,364
• Taxable loss: −$3,711
• Est. tax savings @ 24.0%: +$891
• After-tax cash flow: $-214/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: Oswayo Valley SD
• NCES district ID: 4218210
• Math proficiency: 64% ▼ -1.00%
• Reading proficiency: 68% ▼ -2.00%
• Median HH income: $37,593
• Composite: 56.23/100
• National rank: #2509
• State rank: #146 of 658 in PA

Livability — Oswayo

• Score: 59/100
• State rank: #1545
• US rank: #20337

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,687

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 (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Romanian 5% Italian 2% Lithuanian 2%
• Foreign-born: 0%

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: ▲ 3.47%
• Current HPI: 119.5311
• 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

-18.9% since first listed

5 events — show timeline

• 2026-05-04 Price Changed $150,000 NMPA
• 2026-03-20 Price Changed $174,000 NMPA
• 2026-02-25 Relisted — NMPA
• 2026-02-16 Contingent — NMPA
• 2026-01-06 Listed $184,900 NMPA

Property tax history

+1.8%/yr

Latest (2026): $2,297 · +0.4% YoY. Source: county tax records.