726 Water St · Orbisonia, PA 17243

$54,900

3 bd · 1.5 ba · 1,484 sqft · SingleFamily public records · 4 Days on market

Built 1955 4,792 sqft lot Est $104k · 47% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.1/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming Opportunity in the Heart of Orbisonia! Welcome to 726 Water St, Orbisonia, PA 17243, a property full of character, potential, and opportunity. Whether you're a first-time homebuyer looking to build equity or an investor searching for your next project, this home offers the perfect blend of affordability and upside. This property is a minor fixer-upper, requiring only a few updates and personal touches to truly shine. Inside, you'll find a comfortable layout with plenty of space to customize and make your own. The home's solid foundation and manageable improvement needs make it an excellent opportunity for buyers who want to add value without taking on a major renovation. Convenient

Key facts

• Outdoor recreation
• Solid foundation
• Comfortable layout

Tags

• COMFORTABLE LAYOUT
• SOLID FOUNDATION
• LOCAL SHOPS
• RESTAURANTS
• SCHOOLS
• OUTDOOR RECREATION

Property features AI

Finance

• Other: Ownership is fee simple

Exterior

• Parking: On-street parking
• Utilities: Public sewer; Community water; Electric hot water
• Home design: Detached property; Estimated year built
• Construction: Wood siding exterior; Metal and asphalt roof; Other type foundation; Above-grade and below-grade other structures; Basement unfinished
• Exterior features: No tidal water on the lot; Ground rent paid annually

Interior

• Kitchen: Eat-in kitchen (appliances not specified)
• Bedrooms: Two bedrooms on the first upper level
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating (oil-fired); Window air conditioning units (electric)
• Interior features: Combination kitchen and dining area; Eat-in kitchen
• Laundry & utility: Basement with outside entrance and sump pump (unfinished)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $636 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).

Location & tenants

• Location reads 65/100 on livability (#1,123 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime C-, commute D, schools F.
• Southern Huntingdon County SD (rural): math 22% / reading 45% proficiency, ranked #428 of 539 in PA (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 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 $2k of equity ($380 loan paydown + $1k appreciation (2.2% 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 (2.2% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 16y 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,900

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.24% ✓
• Cap rate: 20.20%
• Cash-on-cash: 49.67%
• DSCR: 3.21
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $103,880
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 Meadow St	0.65mi	3/1.0	1,446 (-3%)	3mo	$155,000	$107	61
590 Valley St	0.60mi	4/1.0 (+1)	1,597 (+8%)	3mo	$61,000	$38	50
421 Cromwell St	0.35mi	3/1.0	1,364 (-8%)	24mo	$94,900	$70	48

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

Projected returns pro-forma

2.24% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 53.9%
• Equity multiple: 3.93×
• Total profit: $44,967
• Equity at exit: $22,384

10-year hold

• IRR: 54.2%
• Equity multiple: 7.90×
• Total profit: $106,055
• Equity at exit: $32,803

Cash invested: $15,372 (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 17243

• Home prices YoY: 2.2%
• Active inventory: 9
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,229 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$24 /mo · $290/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $636

Break-even live

Break-even rent $424

Max offer price $54,900

Occupancy floor 43%

Sensitivity live

Price	-10% $667	-5% $652	+0% $636	+5% $621	+10% $605
Rent	-10% $539	-5% $588	+0% $636	+5% $685	+10% $733
Rate	-1.0pp $664	-0.5pp $650	base $636	+0.5pp $622	+1.0pp $608

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-21
   days on market $54,900 Active 4 DOM
2. 2026-06-18
   days on market $54,900 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $54,900 Active 1 DOM

ⓘ 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: $290 · $24/mo
• Projected year-2 tax: $579 · $48/mo
• Expected delta: +$289/yr (+$24/mo · 99.8%)

ⓘ 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 4/10 Moderate 7 d/yr ≥96°F today · 18 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,752
• − Mortgage interest: −$3,075
• − Property taxes: −$290
• − Insurance: −$274
• − Repairs & maintenance: −$1,180
• − Management: −$1,180
• − Depreciation: −$1,597
• Taxable income: $7,156
• Est. tax owed @ 24.0%: −$1,717
• After-tax cash flow: $5,918/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: Southern Huntingdon County SD
• NCES district ID: 4222320
• Math proficiency: 22% ▼ -9.00%
• Reading proficiency: 45% ▼ -8.00%
• Median HH income: $45,193
• Composite: 28.55/100
• National rank: #6730
• State rank: #428 of 539 in PA

Livability — Orbisonia

• Score: 65/100
• State rank: #1123
• US rank: #12903

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orbisonia, PA
• Population (ZIP): 1,156

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 (99%)
• Race & ethnicity: White 99%
• Common ancestry: Serbian 6% Portuguese 2% Iranian 2%
• Languages at home: 99% English-only · Other Indo-European 1%

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: ▲ 2.24%
• Current HPI: 104.1168
• 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

+5.6% since first listed

11 events — show timeline

• 2026-06-16 Listed $54,900 BRIGHT MLS
• 2025-03-07 Pending — BRIGHT MLS
• 2025-03-07 Listing Removed — BRIGHT MLS
• 2025-02-17 Price Changed $60,000 BRIGHT MLS
• 2025-01-20 Listed $75,000 BRIGHT MLS
• 2013-07-24 Listing Removed — BRIGHT MLS
• 2013-03-05 Listed $45,000 BRIGHT MLS
• 2011-08-04 Listing Removed — BRIGHT MLS
• 2011-03-04 Listed $49,900 BRIGHT MLS
• 2011-01-26 Listing Removed — BRIGHT MLS
• 2010-07-30 Listed $52,000 BRIGHT MLS

Property tax history

+2.4%/yr

Latest (2026): $290 · +1.9% YoY. Source: county tax records.