168 Rugaber St · Austin, PA 16720

$25,000

3 bd · 1.0 ba · 544 sqft · Other public records · 37 Days on market

Built 1900

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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 +7.5/15.0
• Appreciation +7.0/10.0
• Schools +4.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for a project? How about a property that's virtually a clean slate? This 3 bedroom, 1 bath, 2 story home, needs just about everything. With some elbow grease and TLC this property can go from drab to fab!

Key facts

• Brand new roof
• New water heater
• Built 1900

Tags

• BRAND NEW ROOF
• NEW WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $25k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($916 rent vs $25k).
• Recommended offer: $24k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#1,206 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, crime C-, health & safety D.
• Austin Area SD (rural): math 45% / reading 65% proficiency, ranked #337 of 658 in PA (top 51%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 18 active listings in the ZIP; 24 units permitted in Potter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($173 loan paydown + $979 appreciation (3.9% 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 (3.9% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $25k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; flood insurance adds $56/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 $24,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 3.66% ✓
• Cap rate: 31.29%
• Cash-on-cash: 89.28%
• DSCR: 4.97
• GRM: 2.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 85.0%
• Equity multiple: 5.85×
• Total profit: $33,943
• Equity at exit: $12,551

10-year hold

• IRR: 83.9%
• Equity multiple: 12.13×
• Total profit: $77,935
• Equity at exit: $20,429

Cash invested: $7,000 (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 16720

• Home prices YoY: 3.5%
• Active inventory: 18
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $916 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$61 /mo · $732/yr
• Insurance: −$10
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $465

Break-even live

Break-even rent $327

Max offer price $25,000

Occupancy floor 44%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $25,000 Active 37 DOM
2. 2026-06-17
   days on market $25,000 Active 36 DOM
3. 2026-06-16
   days on market $25,000 Active 35 DOM
4. 2026-06-15
   days on market $25,000 Active 34 DOM
5. 2026-06-13
   days on market $25,000 Active 32 DOM
6. 2026-06-12
   days on market $25,000 Active 31 DOM
7. 2026-06-09
   days on market $25,000 Active 28 DOM
8. 2026-06-08
   days on market $25,000 Active 27 DOM
9. 2026-06-08
   days on market $25,000 Active 26 DOM
10. 2026-06-07
    days on market $25,000 Active 25 DOM
11. 2026-06-04
    days on market $25,000 Active 22 DOM
12. 2026-06-02
    days on market $25,000 Active 21 DOM
13. 2026-06-01
    days on market $25,000 Active 20 DOM
14. 2026-05-31
    days on market $25,000 Active 19 DOM
15. 2026-05-12
    listed $25,000 Active 305-char remark
16. 2022-01-24
    soldstatus $10,000 212-char remark

    Show marketing remark (212 chars)

    Looking for a project? How about a property that's virtually a clean slate? This 3 bedroom, 1 bath, 2 story home, needs just about everything. With some elbow grease and TLC this property can go from drab to fab!

17. 2021-07-15
    listed $14,000 212-char remark

    Show marketing remark (212 chars)

    Looking for a project? How about a property that's virtually a clean slate? This 3 bedroom, 1 bath, 2 story home, needs just about everything. With some elbow grease and TLC this property can go from drab to fab!

18. 2020-12-28
    soldstatus $11,000
19. 2020-12-23
    soldstatus $11,000

    Show marketing remark (238 chars)

    This is a great fixer upper camp or home. Owner motivated to sell. .. make offer Close to State land for recreation, great fishing creek within walking distance. Near the heart of the "dark skies". Being sold "as is".

20. 2019-06-09
    listed $12,999

    Show marketing remark (238 chars)

    This is a great fixer upper camp or home. Owner motivated to sell. .. make offer Close to State land for recreation, great fishing creek within walking distance. Near the heart of the "dark skies". Being sold "as is".

21. 2009-11-09
    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: $732 · $61/mo
• Projected year-2 tax: $732 · $61/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°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: $10,988
• − Mortgage interest: −$1,400
• − Property taxes: −$732
• − Insurance: −$792
• − Repairs & maintenance: −$879
• − Management: −$879
• − Depreciation: −$727
• Taxable income: $5,578
• Est. tax owed @ 24.0%: −$1,339
• After-tax cash flow: $4,245/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: Austin Area SD
• NCES district ID: 4202700
• Math proficiency: 45% ▼ -10.00%
• Reading proficiency: 65% ▼ -5.00%
• Median HH income: $38,291
• Composite: 47.59/100
• National rank: #4953
• State rank: #337 of 658 in PA

Livability — Austin

• Score: 64/100
• State rank: #1206
• US rank: #14200

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

• Census place: Austin, PA
• Population (ZIP): 1,196

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Romanian 4% Lithuanian 2% Serbian 2%
• Foreign-born: 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: ▲ 3.91%
• Current HPI: 115.4722
• 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

+150.0% since first listed

7 events — show timeline

• 2026-05-12 Listed $25,000 FSBO.com
• 2022-01-24 Sold (MLS) $10,000 UNYREIS
• 2021-07-15 Listed $14,000 UNYREIS
• 2020-12-28 Sold (Public Records) $11,000 Public Records
• 2020-12-23 Sold (MLS) $11,000 NMPA
• 2019-06-09 Listed $12,999 NMPA
• 2009-11-09 Sold (Public Records) $10,000 Public Records

Property tax history

+1.4%/yr

Latest (2026): $732 · +2.0% YoY. Source: county tax records.