117 Beyer Ave · Punxsutawney, PA 15767

$79,000

3 bd · 1.0 ba · 758 sqft · SingleFamily public records · 136 Days on market

Built 1900 0.34 ac lot $104/sqft · 93% above area Est $82k · at est.

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.0/15.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Double Lot!! This 3-Bedroom, 1-Bath home sites on 100' x 150 Lot. Close to Downtown Punxsutawney. Would be a great starter home or investment property.

Key facts

• Double lot
• 0.34 acre lot
• Built 1900

Tags

• DOUBLE LOT
• CLOSE TO DOWNTOWN PUNXSUTAWNEY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $698 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#219 in PA, #1,934 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D-.
• Punxsutawney Area SD (town): math 43% / reading 53% proficiency, ranked #239 of 539 in PA (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 45 active listings in the ZIP; 41 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Jefferson County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($70k) 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.
• Current owner paid $10k; list at $79k implies a 690% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 2.08% ✓
• Cap rate: 17.90%
• Cash-on-cash: 41.45%
• DSCR: 2.84
• GRM: 4.0

CMA / ARV

• ARV (median comp): $81,725
• List price: $79,000
• Delta: -3.33%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 33.9%
• Equity multiple: 2.43×
• Total profit: $31,686
• Equity at exit: $11,779

10-year hold

• IRR: 40.8%
• Equity multiple: 4.84×
• Total profit: $85,037
• Equity at exit: $6,830

Cash invested: $22,120 (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 15767

• Home prices YoY: -12.9%
• Active inventory: 45
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,643 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$86 /mo · $1,037/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $698

Break-even live

Break-even rent $760

Max offer price $79,000

Occupancy floor 53%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $79,000 Active 136 DOM
2. 2026-06-17
   days on market $79,000 Active 135 DOM
3. 2026-06-16
   days on market $79,000 Active 134 DOM
4. 2026-06-15
   days on market $79,000 Active 133 DOM
5. 2026-06-13
   days on market $79,000 Active 131 DOM
6. 2026-06-12
   days on market $79,000 Active 130 DOM
7. 2026-06-09
   days on market $79,000 Active 127 DOM
8. 2026-06-08
   days on market $79,000 Active 126 DOM
9. 2026-06-08
   days on market $79,000 Active 125 DOM
10. 2026-06-07
    days on market $79,000 Active 124 DOM
11. 2026-06-04
    days on market $79,000 Active 121 DOM
12. 2026-06-02
    days on market $79,000 Active 120 DOM
13. 2026-06-01
    days on market $79,000 Active 119 DOM
14. 2026-05-31
    days on market $79,000 Active 118 DOM
15. 2026-02-02
    listed $79,000 Active 151-char remark

    Show marketing remark (151 chars)

    Double Lot!! This 3-Bedroom, 1-Bath home sites on 100' x 150 Lot. Close to Downtown Punxsutawney. Would be a great starter home or investment property.

16. 2025-02-06
    listed $63,900 Active 151-char remark

    Show marketing remark (151 chars)

    Double Lot!! This 3-Bedroom, 1-Bath home sites on 100' x 150 Lot. Close to Downtown Punxsutawney. Would be a great starter home or investment property.

17. 2023-09-21
    historical Expired
18. 2023-09-12
    price $65,900
19. 2023-03-13
    price $70,500
20. 2022-09-22
    listed $75,900 Active
21. 1990-07-16
    soldstatus $10,000

ⓘ 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: $1,037 · $86/mo
• Projected year-2 tax: $1,143 · $95/mo
• Expected delta: +$106/yr (+$9/mo · 10.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,711
• − Mortgage interest: −$4,425
• − Property taxes: −$1,037
• − Insurance: −$1,192
• − Repairs & maintenance: −$1,577
• − Management: −$1,577
• − Depreciation: −$2,298
• Taxable income: $7,605
• Est. tax owed @ 24.0%: −$1,825
• After-tax cash flow: $6,546/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: Punxsutawney Area SD
• NCES district ID: 4219800
• Math proficiency: 43% ▲ 1.00%
• Reading proficiency: 53% ▼ -8.00%
• Median HH income: $40,610
• Composite: 40.19/100
• National rank: #3787
• State rank: #239 of 539 in PA

Livability — Punxsutawney

• Score: 80/100
• State rank: #219
• US rank: #1934

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Punxsutawney, PA
• Population (ZIP): 14,136

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 42,134 people
• By 2030: 40,512 · -3.8%
• By 2040: 36,747 · -12.8%
• By 2050: 32,755 · -22.3%
• By 2075: 24,402 · -42.1%
• By 2100: 16,398 · -61.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Romanian 4% Polish 3% Iranian 2%
• Foreign-born: 0%
• Languages at home: 93% English-only · German/W. Germanic 6%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+58.5) · D 20.4% · R 78.8%
• 2008→2024 swing: -28.7pp toward R · 2008: -29.8pp · 2024: -58.5pp
• All cycles: 2024: R+58.5 2020: R+58.9 2016: R+59.8 2012: R+45.4 2008: R+29.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.60%
• Current HPI: 132.6877
• 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

+690.0% since first listed

7 events — show timeline

• 2026-02-02 Listed $79,000 West Penn MLS
• 2025-02-06 Listed $63,900 West Penn MLS
• 2023-09-21 Delisted — West Penn MLS
• 2023-09-12 Price Changed $65,900 West Penn MLS
• 2023-03-13 Price Changed $70,500 West Penn MLS
• 2022-09-22 Listed $75,900 West Penn MLS
• 1990-07-16 Sold (Public Records) $10,000 Public Records

Property tax history

+1.0%/yr

Latest (2026): $1,037 · +0.1% YoY. Source: county tax records.