75 Wolfgang Ln · Blain, PA 17006

$99,000

2 bd · 0.5 ba · 864 sqft · SingleFamily public records · 1 Days on market

Built 1972 0.80 ac lot Est $83k · 19% over

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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 +21.3/30.0
• DSCR +6.8/10.0
• Appreciation +5.8/10.0
• 1% rule +5.4/10.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Beautiful Vacation Home located approximately 100ft from the Sherman's Creek that is stocked and Close to over 23,000 + acres of state lands. This listing is being sold with two parcels - . 5 A (Cabin) on and . 3 A. There is a beautiful big front porch, big deck, and a picnic Pavilion to enjoy. The cabin sleeps 10 people with 7 beds in the loft bedroom on the top floor. It also has a newer shingle roof.

Key facts

• 0.8 acre lot
• Built 1972

Property features AI

Finance

• Other: Fee simple ownership; Property listed in a federal flood zone; Clay soil; Assessor as source for finished area and year built

Exterior

• Parking: Driveway
• Utilities: 100 amp electric service; Electric and wood heating fuel; Electric available; Multiple phone lines/phone available; Aerobic septic (no sewer system); Municipal trash not available
• Home design: Detached structure; South-facing main entrance
• Construction: Wood and shingle siding with frame construction; Architectural shingle roof; Concrete perimeter foundation; Building winterized; Built by owner (self)
• Exterior features: Front yard; Level lot; Partly wooded; Road frontage; Rural setting; Flood plain; Additional lot(s); Has water view; Deck(s); Porch(es); Horse permitted; Pets allowed with number limit

Interior

• Kitchen: Refrigerator; Six burner stove
• Bedrooms: One bedroom on the main level; One bedroom on the upper level
• Bathrooms: One half bathroom on the main level; One half bathroom total
• Heating & cooling: Electric baseboard heating; Wood-burning stove
• Interior features: Furnished; Two or more access exits; Level entry on main

What this means for you Summary

Snapshot

• This is a 2-bed/0.5-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $19 ($230/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).

Location & tenants

• Location reads 62/100 on livability (#1,331 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• West Perry SD (rural): math 37% / reading 60% proficiency, ranked #189 of 539 in PA (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Perry Shs (math 72% / reading 87%, grade A-, #19 of 437 statewide, top 4%, 686 students, 38% FRL).
• Zoned-school proficiency averages 80% at this address vs 48% district-wide (+31 pts) — the actual schools serving this property are materially stronger than the West Perry SD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 10 active listings in the ZIP; 107 units permitted in Perry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($684 loan paydown + $2k appreciation (1.7% local appreciation)).
• Perry County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 8.04%
• Cash-on-cash: 6.25%
• DSCR: 1.28
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $82,944
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
190 Wolfgang Ln	0.15mi	2/1.0	800 (-7%)	3mo	$76,500	$96	76

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.5%
• Equity multiple: 1.24×
• Total profit: $6,560
• Equity at exit: $37,419

10-year hold

• IRR: 8.4%
• Equity multiple: 2.10×
• Total profit: $30,533
• Equity at exit: $52,660

Cash invested: $27,720 (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 17006

• Home prices YoY: 1.3%
• Active inventory: 10
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,032 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$110 /mo · $1,325/yr
• Insurance: −$41
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $19

Break-even live

Break-even rent $1,008

Max offer price $99,000

Occupancy floor 93%

Sensitivity live

Price	-10% $75	-5% $47	+0% $19	+5% $-9	+10% $-37
Rent	-10% $-62	-5% $-22	+0% $19	+5% $60	+10% $101
Rate	-1.0pp $69	-0.5pp $44	base $19	+0.5pp $-7	+1.0pp $-33

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-16
   status Pending
2. 2026-05-16
   listed $99,000 Active
3. 2026-05-08
   historical $99,000

ⓘ 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: $1,325 · $110/mo
• Projected year-2 tax: $1,445 · $120/mo
• Expected delta: +$119/yr (+$10/mo · 9.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,383
• − Mortgage interest: −$5,546
• − Property taxes: −$1,325
• − Insurance: −$1,997
• − Repairs & maintenance: −$991
• − Management: −$991
• − Depreciation: −$2,880
• Taxable loss: −$1,347
• Est. tax savings @ 24.0%: +$323
• After-tax cash flow: $553/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: West Perry SD
• NCES district ID: 4225740
• Math proficiency: 37% ▼ -6.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $55,647
• Composite: 41.99/100
• National rank: #3338
• State rank: #189 of 539 in PA

Livability — Blain

• Score: 62/100
• State rank: #1331
• US rank: #16445

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): 1,096

Population outlook (Perry County) Hauer SSP2

• Today (2025): 44,250 people
• By 2030: 42,862 · -3.1%
• By 2040: 39,574 · -10.6%
• By 2050: 36,001 · -18.6%
• By 2075: 27,991 · -36.7%
• By 2100: 20,936 · -52.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Italian 3% Slovak 2% German 1%
• Foreign-born: 1% · Canada
• Languages at home: 82% English-only · German/W. Germanic 17% Spanish 2%

Political lean MEDSL · Perry

• 2024 margin: Solid R (+49.3) · D 24.8% · R 74.1% · Other 1.0%
• 2008→2024 swing: -15.6pp toward R · 2008: -33.7pp · 2024: -49.3pp
• All cycles: 2024: R+49.3 2020: R+50.1 2016: R+51.9 2012: R+38.8 2008: R+33.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.69%
• Current HPI: 131.3002
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-16 Pending — BRIGHT MLS
• 2026-05-16 Listed $99,000 BRIGHT MLS
• 2026-05-08 Coming Soon $99,000 BRIGHT MLS

Property tax history

+2.3%/yr

Latest (2026): $1,325 · -7.8% YoY. Source: county tax records.