5840 Tram Rd · Petersburg, PA 16669

$98,101

1 bd · 0.5 ba · 1,342 sqft · SingleFamily public records · 131 Days on market

Built 1960 ↓ 1% since listing

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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 +25.5/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• 1% rule +5.4/10.0
• Schools +3.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nestled within Rothrock State Forest, this well-maintained hunting camp at 5840 Tram Road, Petersburg, PA 16669 presents a unique recreational property opportunity on leased DCNR land in a premier Central Pennsylvania outdoor setting. Crafted for comfort and rugged use, the camp features a large bunk room, half bathroom, and a spacious living area with a kitchen, making it ideal for extended stays or seasonal use. Heating is provided by a wood-burning stove and propane heater, while a propane range, plumbed propane lamps, and a generator hookup ensure reliable off-grid functionality. Amenities include a newer metal roof, an on-lot septic system, spring water supply, and an exterior storage shed for equipment and supplies. Outdoor enthusiasts will appreciate the thoughtful exterior setup, including a pull-down table ready for gralloching your latest trophy. The camp is surrounded by miles of public land within Rothrock State Park, offering immediate access to hunting, hiking, mountain biking, fishing, wildlife viewing, and trail exploration throughout the forest. The property is conveniently located approximately 2.1 miles, or about an 8-minute drive, from Camp Blue Diamond, a well-known year-round outdoor destination within Rothrock. Camp Blue Diamond features a lake with a sandy beach for swimming and canoeing, picnic pavilions, hiking trails, and forest roads suitable for mountain biking, fishing opportunities, ball courts, playground areas, and seasonal programming that draws visitors from across Central Pennsylvania. Whether you are an avid hunter, outdoor enthusiast, or someone seeking a secluded retreat, this camp offers practical amenities, a proven recreational setup, and a prime Rothrock location with access to multi-season outdoor activities.

Key facts

• Propane heater
• Generator hookup
• Newer metal roof

Tags

• WOOD BURNING STOVE
• PROPANE HEATER
• PROPANE RANGE
• PLUMBED PROPANE LAMPS
• GENERATOR HOOKUP
• NEWER METAL ROOF

What this means for you Summary

Snapshot

• This is a 1-bed/0.5-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $86k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,652 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, schools F, amenities F.
• Juniata Valley SD (rural): math 25% / reading 48% proficiency, ranked #393 of 539 in PA (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP; 70 units permitted in Huntingdon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($678 loan paydown + $3k appreciation (2.7% local appreciation)).
• Huntingdon County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $86,328 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 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 1960 — 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 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. 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: 1.04% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.05%
• DSCR: 1.45
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.1%
• Equity multiple: 1.90×
• Total profit: $24,837
• Equity at exit: $42,430

10-year hold

• IRR: 17.9%
• Equity multiple: 3.54×
• Total profit: $69,834
• Equity at exit: $64,111

Cash invested: $27,468 (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 16669

• Home prices YoY: 2.6%
• Active inventory: 10
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,023 medium
• Mortgage (P&I): −$514
• Tax from tax record: −$23 /mo · $278/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $230

Break-even live

Break-even rent $732

Max offer price $98,101

Occupancy floor 73%

Sensitivity live

Price	-10% $285	-5% $258	+0% $230	+5% $202	+10% $174
Rent	-10% $149	-5% $190	+0% $230	+5% $270	+10% $311
Rate	-1.0pp $279	-0.5pp $255	base $230	+0.5pp $205	+1.0pp $179

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: $24,525
• Closing costs: $2,943
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $98,101 Active 131 DOM
2. 2026-06-19
   days on market $98,101 Active 129 DOM
3. 2026-06-18
   days on market $98,101 Active 128 DOM
4. 2026-06-17
   days on market $98,101 Active 127 DOM
5. 2026-06-16
   days on market $98,101 Active 126 DOM
6. 2026-06-15
   days on market $98,101 Active 125 DOM
7. 2026-06-14
   days on market $98,101 Active 123 DOM
8. 2026-06-13
   days on market $98,101 Active 122 DOM
9. 2026-06-10
   days on market $98,101 Active 120 DOM
10. 2026-06-09
    days on market $98,101 Active 119 DOM
11. 2026-06-08
    days on market $98,101 Active 118 DOM
12. 2026-06-07
    days on market $98,101 Active 117 DOM
13. 2026-06-03
    days on market $98,101 Active 113 DOM
14. 2026-06-02
    days on market $98,101 Active 112 DOM
15. 2026-06-01
    days on market $98,101 Active 111 DOM
16. 2026-05-31
    days on market $98,101 Active 110 DOM
17. 2026-05-30
    days on market $98,101 Active 109 DOM
18. 2026-03-15
    price $98,101 1782-char remark

    Show marketing remark (1782 chars)

    Nestled within Rothrock State Forest, this well-maintained hunting camp at 5840 Tram Road, Petersburg, PA 16669 presents a unique recreational property opportunity on leased DCNR land in a premier Central Pennsylvania outdoor setting. Crafted for comfort and rugged use, the camp features a large bunk room, half bathroom, and a spacious living area with a kitchen, making it ideal for extended stays or seasonal use. Heating is provided by a wood-burning stove and propane heater, while a propane range, plumbed propane lamps, and a generator hookup ensure reliable off-grid functionality. Amenities include a newer metal roof, an on-lot septic system, spring water supply, and an exterior storage shed for equipment and supplies. Outdoor enthusiasts will appreciate the thoughtful exterior setup, including a pull-down table ready for gralloching your latest trophy. The camp is surrounded by miles of public land within Rothrock State Park, offering immediate access to hunting, hiking, mountain biking, fishing, wildlife viewing, and trail exploration throughout the forest. The property is conveniently located approximately 2.1 miles, or about an 8-minute drive, from Camp Blue Diamond, a well-known year-round outdoor destination within Rothrock. Camp Blue Diamond features a lake with a sandy beach for swimming and canoeing, picnic pavilions, hiking trails, and forest roads suitable for mountain biking, fishing opportunities, ball courts, playground areas, and seasonal programming that draws visitors from across Central Pennsylvania. Whether you are an avid hunter, outdoor enthusiast, or someone seeking a secluded retreat, this camp offers practical amenities, a proven recreational setup, and a prime Rothrock location with access to multi-season outdoor activities.

19. 2026-03-10
    status Active 1782-char remark

    Show marketing remark (1782 chars)

    Nestled within Rothrock State Forest, this well-maintained hunting camp at 5840 Tram Road, Petersburg, PA 16669 presents a unique recreational property opportunity on leased DCNR land in a premier Central Pennsylvania outdoor setting. Crafted for comfort and rugged use, the camp features a large bunk room, half bathroom, and a spacious living area with a kitchen, making it ideal for extended stays or seasonal use. Heating is provided by a wood-burning stove and propane heater, while a propane range, plumbed propane lamps, and a generator hookup ensure reliable off-grid functionality. Amenities include a newer metal roof, an on-lot septic system, spring water supply, and an exterior storage shed for equipment and supplies. Outdoor enthusiasts will appreciate the thoughtful exterior setup, including a pull-down table ready for gralloching your latest trophy. The camp is surrounded by miles of public land within Rothrock State Park, offering immediate access to hunting, hiking, mountain biking, fishing, wildlife viewing, and trail exploration throughout the forest. The property is conveniently located approximately 2.1 miles, or about an 8-minute drive, from Camp Blue Diamond, a well-known year-round outdoor destination within Rothrock. Camp Blue Diamond features a lake with a sandy beach for swimming and canoeing, picnic pavilions, hiking trails, and forest roads suitable for mountain biking, fishing opportunities, ball courts, playground areas, and seasonal programming that draws visitors from across Central Pennsylvania. Whether you are an avid hunter, outdoor enthusiast, or someone seeking a secluded retreat, this camp offers practical amenities, a proven recreational setup, and a prime Rothrock location with access to multi-season outdoor activities.

20. 2026-02-06
    historical 1782-char remark

    Show marketing remark (1782 chars)

    Nestled within Rothrock State Forest, this well-maintained hunting camp at 5840 Tram Road, Petersburg, PA 16669 presents a unique recreational property opportunity on leased DCNR land in a premier Central Pennsylvania outdoor setting. Crafted for comfort and rugged use, the camp features a large bunk room, half bathroom, and a spacious living area with a kitchen, making it ideal for extended stays or seasonal use. Heating is provided by a wood-burning stove and propane heater, while a propane range, plumbed propane lamps, and a generator hookup ensure reliable off-grid functionality. Amenities include a newer metal roof, an on-lot septic system, spring water supply, and an exterior storage shed for equipment and supplies. Outdoor enthusiasts will appreciate the thoughtful exterior setup, including a pull-down table ready for gralloching your latest trophy. The camp is surrounded by miles of public land within Rothrock State Park, offering immediate access to hunting, hiking, mountain biking, fishing, wildlife viewing, and trail exploration throughout the forest. The property is conveniently located approximately 2.1 miles, or about an 8-minute drive, from Camp Blue Diamond, a well-known year-round outdoor destination within Rothrock. Camp Blue Diamond features a lake with a sandy beach for swimming and canoeing, picnic pavilions, hiking trails, and forest roads suitable for mountain biking, fishing opportunities, ball courts, playground areas, and seasonal programming that draws visitors from across Central Pennsylvania. Whether you are an avid hunter, outdoor enthusiast, or someone seeking a secluded retreat, this camp offers practical amenities, a proven recreational setup, and a prime Rothrock location with access to multi-season outdoor activities.

21. 2026-01-09
    listed $99,101 Active 1782-char remark

    Show marketing remark (1782 chars)

    Nestled within Rothrock State Forest, this well-maintained hunting camp at 5840 Tram Road, Petersburg, PA 16669 presents a unique recreational property opportunity on leased DCNR land in a premier Central Pennsylvania outdoor setting. Crafted for comfort and rugged use, the camp features a large bunk room, half bathroom, and a spacious living area with a kitchen, making it ideal for extended stays or seasonal use. Heating is provided by a wood-burning stove and propane heater, while a propane range, plumbed propane lamps, and a generator hookup ensure reliable off-grid functionality. Amenities include a newer metal roof, an on-lot septic system, spring water supply, and an exterior storage shed for equipment and supplies. Outdoor enthusiasts will appreciate the thoughtful exterior setup, including a pull-down table ready for gralloching your latest trophy. The camp is surrounded by miles of public land within Rothrock State Park, offering immediate access to hunting, hiking, mountain biking, fishing, wildlife viewing, and trail exploration throughout the forest. The property is conveniently located approximately 2.1 miles, or about an 8-minute drive, from Camp Blue Diamond, a well-known year-round outdoor destination within Rothrock. Camp Blue Diamond features a lake with a sandy beach for swimming and canoeing, picnic pavilions, hiking trails, and forest roads suitable for mountain biking, fishing opportunities, ball courts, playground areas, and seasonal programming that draws visitors from across Central Pennsylvania. Whether you are an avid hunter, outdoor enthusiast, or someone seeking a secluded retreat, this camp offers practical amenities, a proven recreational setup, and a prime Rothrock location with access to multi-season outdoor activities.

ⓘ 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: $278 · $23/mo
• Projected year-2 tax: $914 · $76/mo
• Expected delta: +$636/yr (+$53/mo · 228.3%)

ⓘ 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 3/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,281
• − Mortgage interest: −$5,495
• − Property taxes: −$278
• − Insurance: −$491
• − Repairs & maintenance: −$982
• − Management: −$982
• − Depreciation: −$2,854
• Taxable income: $1,198
• Est. tax owed @ 24.0%: −$287
• After-tax cash flow: $2,472/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: Juniata Valley SD
• NCES district ID: 4212630
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 48% ▼ -12.00%
• Median HH income: $49,467
• Composite: 31.45/100
• National rank: #5981
• State rank: #393 of 539 in PA

Livability — Petersburg

• Score: 56/100
• State rank: #1652
• US rank: #22920

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,104

Population outlook (Huntingdon County) Hauer SSP2

• Today (2025): 44,212 people
• By 2030: 43,057 · -2.6%
• By 2040: 40,537 · -8.3%
• By 2050: 37,844 · -14.4%
• By 2075: 31,411 · -29.0%
• By 2100: 23,907 · -45.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Serbian 2% Slovak 2% Iranian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 0%

Political lean MEDSL · Huntingdon

• 2024 margin: Solid R (+52.9) · D 23.2% · R 76.1%
• 2008→2024 swing: -25.4pp toward R · 2008: -27.5pp · 2024: -52.9pp
• All cycles: 2024: R+52.9 2020: R+51.0 2016: R+50.7 2012: R+37.4 2008: R+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.69%
• Current HPI: 106.0864
• 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

-1.0% since first listed

4 events — show timeline

• 2026-03-15 Price Changed $98,101 BRIGHT MLS
• 2026-03-10 Relisted — BRIGHT MLS
• 2026-02-06 Listing Removed — BRIGHT MLS
• 2026-01-09 Listed $99,101 BRIGHT MLS

Property tax history

+1.6%/yr

Latest (2026): $278 · +0.0% YoY. Source: county tax records.