100 First St · Galeton, PA 16922

$89,900

3 bd · 2.0 ba · 1,214 sqft · SingleFamily · 253 Days on market

Built 1910 Poor condition 6,098 sqft lot $74/sqft · 10% below area Est $100k · 10% under

---

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 +16.4/30.0
• ARV discount +11.9/15.0
• Appreciation +8.2/10.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Schools +3.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

3 BR home that has been used as a getaway. Large open living & dining room with a large kitchen for plenty of room for camp, guests or a large family. The bedrooms allow for multiple beds so sleeping quarters for all. Corner lot and a storage shed included.

Key facts

• Large open living
• Large kitchen
• Storage shed

Tags

• LARGE OPEN LIVING
• LARGE KITCHEN
• CORNER LOT
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $50 ($603/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 $85k (5.5% below list).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

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: 20 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 24 units permitted in Potter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($622 loan paydown + $6k appreciation (6.5% local appreciation)).
• Potter County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.5% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 253 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 253 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1910 — 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. 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?
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: 0.95% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.39%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (median comp): $99,545
• List price: $89,900
• Delta: -7.58%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Projected returns pro-forma

6.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.4%
• Equity multiple: 2.26×
• Total profit: $31,769
• Equity at exit: $59,282

10-year hold

• IRR: 17.8%
• Equity multiple: 4.59×
• Total profit: $90,357
• Equity at exit: $109,980

Cash invested: $25,172 (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 16922

• Home prices YoY: 4.9%
• Active inventory: 20
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $50

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 89%

Sensitivity live

Price	-10% $112	-5% $81	+0% $50	+5% $19	+10% $-12
Rent	-10% $-17	-5% $17	+0% $50	+5% $84	+10% $117
Rate	-1.0pp $95	-0.5pp $73	base $50	+0.5pp $27	+1.0pp $3

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 W Main St #304 Galeton, PA	2.0	1.0	840	$850	$1.01	44d	1	0.91mi

Listing history 16 events

1. 2026-06-18
   days on market $89,900 Active 253 DOM
2. 2026-06-18
   price $89,900 Active 252 DOM
3. 2026-06-17
   days on market $92,000 Active 252 DOM
4. 2026-06-16
   days on market $92,000 Active 251 DOM
5. 2026-06-15
   days on market $92,000 Active 250 DOM
6. 2026-06-13
   days on market $92,000 Active 248 DOM
7. 2026-06-12
   days on market $92,000 Active 247 DOM
8. 2026-06-09
   days on market $92,000 Active 244 DOM
9. 2026-06-08
   days on market $92,000 Active 243 DOM
10. 2026-06-08
    days on market $92,000 Active 242 DOM
11. 2026-06-07
    days on market $92,000 Active 241 DOM
12. 2026-06-04
    days on market $92,000 Active 238 DOM
13. 2026-06-02
    days on market $92,000 Active 237 DOM
14. 2026-06-01
    days on market $92,000 Active 236 DOM
15. 2026-05-31
    days on market $92,000 Active 235 DOM
16. 2025-10-06
    listed $92,000 Active 263-char remark

    Show marketing remark (263 chars)

    3 BR home that has been used as a getaway. Large open living & dining room with a large kitchen for plenty of room for camp, guests or a large family. The bedrooms allow for multiple beds so sleeping quarters for all. Corner lot and a storage shed included.

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥89°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,200
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$2,615
• Taxable loss: −$881
• Est. tax savings @ 24.0%: +$211
• After-tax cash flow: $814/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This home requires extensive repairs and updates to improve its condition and increase its value. The kitchen and bathrooms are in poor condition and need major updates. The exterior siding is also in poor condition and requires repair. The landscaping and lawn need to be improved to increase the home's curb appeal.

Repairs flagged

• Major kitchen cabinets — dated and in poor condition
• Major kitchen appliances — outdated and in poor condition
• Major bathroom fixtures — outdated and in poor condition
• Major exterior siding — weathered and in poor condition
• Major landscaping — overgrown and unkempt

Value-add opportunities

• Both update kitchen cabinets and appliances — modernizing the kitchen would improve both resale and rental value
• Both update bathroom fixtures — modernizing the bathroom would improve both resale and rental value
• Both repair/replace exterior siding — repairing the siding would improve the home's curb appeal and increase its value
• Both landscaping and lawn maintenance — improving the landscaping and lawn would increase the home's curb appeal and increase its value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in poor condition	Major	$15,000–50,000
kitchen appliances · outdated and in poor condition	Major	$15,000–50,000
bathroom fixtures · outdated and in poor condition	Major	$15,000–50,000
exterior siding · weathered and in poor condition	Major	$15,000–50,000
landscaping · overgrown and unkempt	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both update kitchen cabinets and appliances — modernizing the kitchen would improve both resale and rental value ↑
• Both update bathroom fixtures — modernizing the bathroom would improve both resale and rental value ↑
• Both repair/replace exterior siding — repairing the siding would improve the home's curb appeal and increase its value ↑
• Both landscaping and lawn maintenance — improving the landscaping and lawn would increase the home's curb appeal and increase its value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Galeton, PA
• Population (ZIP): 1,610

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 (96%)
• Race & ethnicity: White 96% Two or more races 2%
• Common ancestry: Slovak 3% Romanian 3% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

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: ▲ 6.48%
• Current HPI: 138.961
• 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

1 event — show timeline

• 2025-10-06 Listed $92,000 NMPA