1330 Hanky Panky Rd · Galeton, PA 16921

$130,000

3 bd · 2.0 ba · 1,721 sqft · SingleFamily public records · 102 Days on market

Built 1900 1.00 ac lot $76/sqft · 26% below area Est $158k · 18% under

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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 +16.2/30.0
• ARV discount +15.0/15.0
• Appreciation +6.7/10.0
• DSCR +5.0/10.0
• 1% rule +4.0/10.0
• Schools +3.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This charming farmhouse is full of character and opportunity, nestled on a scenic hillside with beautiful mountain views! Whether you're searching for a weekend retreat, investment property or your next renovation project, this home is for you! The home offers 3 bedrooms and 2 full baths, along with comfortable living space and a spacious open kitchen. Upstairs, you'll find a generous landing area and 2 large bedrooms featuring hardwood floors. Outside, you'll find a large deck, 3 outbuildings with workshops areas and abundant storage space. Totaling approximately 1,200 extra sq ft for equipment, ATV's, Snowmobiles or future projects. This property is perfect for outdoor enthusiasts who enjoy fishing, hiking, hunting, and exploring. Conveniently located within walking distance to Pine Creek and just minutes from State Game Lands!

Key facts

• Large deck
• 3 outbuildings
• Workshop areas

Tags

• MOUNTAIN VIEWS
• LARGE DECK
• 3 OUTBUILDINGS
• WORKSHOP AREAS
• ABUNDANT STORAGE SPACE
• WALKING DISTANCE TO PINE CREEK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $69 ($824/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 $117k (9.8% below list).
• Recommended offer: $117k (9.8% 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: 6 active listings in the ZIP; 32 units permitted in Tioga County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($899 loan paydown + $4k appreciation (3.4% local appreciation)).
• Tioga County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, 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 102 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $117,205 (9.8% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 0.90% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.26%
• DSCR: 1.10
• GRM: 9.2

CMA / ARV

• ARV (median comp): $157,858
• List price: $130,000
• Delta: -17.65%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

3.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.6%
• Equity multiple: 1.62×
• Total profit: $22,589
• Equity at exit: $61,179

10-year hold

• IRR: 12.7%
• Equity multiple: 2.96×
• Total profit: $71,168
• Equity at exit: $96,459

Cash invested: $36,400 (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 16921

• Home prices YoY: 2.1%
• Active inventory: 6
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,172 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$121 /mo · $1,456/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $69

Break-even live

Break-even rent $1,085

Max offer price $130,000

Occupancy floor 89%

Sensitivity live

Price	-10% $142	-5% $105	+0% $69	+5% $32	+10% $-5
Rent	-10% $-24	-5% $22	+0% $69	+5% $115	+10% $161
Rate	-1.0pp $134	-0.5pp $102	base $69	+0.5pp $35	+1.0pp $1

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-12
   statusdays on market $130,000 Pending 102 DOM
2. 2026-06-09
   days on market $130,000 Active Under Contract 101 DOM
3. 2026-06-08
   days on market $130,000 Active Under Contract 100 DOM
4. 2026-06-08
   days on market $130,000 Active Under Contract 99 DOM
5. 2026-06-07
   days on market $130,000 Active Under Contract 98 DOM
6. 2026-06-04
   days on market $130,000 Active Under Contract 95 DOM
7. 2026-06-02
   days on market $130,000 Active Under Contract 94 DOM
8. 2026-06-01
   days on market $130,000 Active Under Contract 93 DOM
9. 2026-05-31
   days on market $130,000 Active Under Contract 92 DOM
10. 2026-03-13
    status Active 841-char remark

    Show marketing remark (841 chars)

    This charming farmhouse is full of character and opportunity, nestled on a scenic hillside with beautiful mountain views! Whether you're searching for a weekend retreat, investment property or your next renovation project, this home is for you! The home offers 3 bedrooms and 2 full baths, along with comfortable living space and a spacious open kitchen. Upstairs, you'll find a generous landing area and 2 large bedrooms featuring hardwood floors. Outside, you'll find a large deck, 3 outbuildings with workshops areas and abundant storage space. Totaling approximately 1,200 extra sq ft for equipment, ATV's, Snowmobiles or future projects. This property is perfect for outdoor enthusiasts who enjoy fishing, hiking, hunting, and exploring. Conveniently located within walking distance to Pine Creek and just minutes from State Game Lands!

11. 2026-03-09
    status Pending 841-char remark

    Show marketing remark (841 chars)

    This charming farmhouse is full of character and opportunity, nestled on a scenic hillside with beautiful mountain views! Whether you're searching for a weekend retreat, investment property or your next renovation project, this home is for you! The home offers 3 bedrooms and 2 full baths, along with comfortable living space and a spacious open kitchen. Upstairs, you'll find a generous landing area and 2 large bedrooms featuring hardwood floors. Outside, you'll find a large deck, 3 outbuildings with workshops areas and abundant storage space. Totaling approximately 1,200 extra sq ft for equipment, ATV's, Snowmobiles or future projects. This property is perfect for outdoor enthusiasts who enjoy fishing, hiking, hunting, and exploring. Conveniently located within walking distance to Pine Creek and just minutes from State Game Lands!

12. 2026-02-25
    listed $130,000 Active 841-char remark

    Show marketing remark (841 chars)

    This charming farmhouse is full of character and opportunity, nestled on a scenic hillside with beautiful mountain views! Whether you're searching for a weekend retreat, investment property or your next renovation project, this home is for you! The home offers 3 bedrooms and 2 full baths, along with comfortable living space and a spacious open kitchen. Upstairs, you'll find a generous landing area and 2 large bedrooms featuring hardwood floors. Outside, you'll find a large deck, 3 outbuildings with workshops areas and abundant storage space. Totaling approximately 1,200 extra sq ft for equipment, ATV's, Snowmobiles or future projects. This property is perfect for outdoor enthusiasts who enjoy fishing, hiking, hunting, and exploring. Conveniently located within walking distance to Pine Creek and just minutes from State Game Lands!

13. 2022-04-30
    listed $115,500

ⓘ 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: $1,456 · $121/mo
• Projected year-2 tax: $1,755 · $146/mo
• Expected delta: +$299/yr (+$25/mo · 20.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥91°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,065
• − Mortgage interest: −$7,282
• − Property taxes: −$1,456
• − Insurance: −$650
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − Depreciation: −$3,782
• Taxable loss: −$1,356
• Est. tax savings @ 24.0%: +$325
• After-tax cash flow: $1,150/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

• Population (ZIP): 602

Population outlook (Tioga County) Hauer SSP2

• Today (2025): 40,253 people
• By 2030: 38,795 · -3.6%
• By 2040: 35,376 · -12.1%
• By 2050: 32,081 · -20.3%
• By 2075: 24,341 · -39.5%
• By 2100: 17,180 · -57.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Tioga

• 2024 margin: Solid R (+51.8) · D 23.6% · R 75.4% · Other 1.0%
• 2008→2024 swing: -24.3pp toward R · 2008: -27.4pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+51.2 2016: R+53.6 2012: R+34.8 2008: R+27.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.37%
• Current HPI: 160.9916
• 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

+12.6% since first listed

4 events — show timeline

• 2026-03-13 Relisted — NMPA
• 2026-03-09 Pending — NMPA
• 2026-02-25 Listed $130,000 NMPA
• 2022-04-30 Listed $115,500 NMPA

Property tax history

+1.0%/yr

Latest (2026): $1,456 · +3.0% YoY. Source: county tax records.