745 Germantown Rd · East Waterford, PA 17006

$125,000

3 bd · 1.0 ba · 1,128 sqft · SingleFamily public records · 41 Days on market

Built 1970 1.33 ac lot $111/sqft · 17% below area Est $151k · 17% under

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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 +20.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• Appreciation +5.8/10.0
• 1% rule +4.9/10.0
• Schools +4.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

The listing price is the opening bid only and in no way reflects the final sale price. 10% down, 2% transfer tax and 3% buyer’s premium to be paid by the purchaser. Real estate taxes will be prorated. Whether you’re bringing the family out to camp for the weekend or headed out for deer season all you’ll need is your toothbrush and hunting gear to enjoy this fully furnished three bedroom cabin. This home features a large eat in kitchen, living room with propane stove, two first floor bedrooms and full bathroom. A spacious loft style bedroom provides plenty of sleeping space for guests. This 1.3 acre property is conveniently located just minutes from state game lands, local shops and grocery store.

Key facts

• Large eat in kitchen
• 1.3 acre property
• Fully furnished

Tags

• FULLY FURNISHED
• LARGE EAT IN KITCHEN
• LIVING ROOM WITH PROPANE STOVE
• SPACIOUS LOFT STYLE BEDROOM
• 1.3 ACRE PROPERTY
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/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 $124k (1.2% below list).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#1,607 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, amenities 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.
• 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 $3k of equity ($864 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 $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 32% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $23k; list at $125k implies a 443% gain — meaningful room to come down on a strong offer.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.99% ✗
• Cap rate: 7.88%
• Cash-on-cash: 5.68%
• DSCR: 1.25
• GRM: 8.4

CMA / ARV

• ARV (median comp): $150,962
• List price: $125,000
• Delta: -17.20%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.3%
• Equity multiple: 1.49×
• Total profit: $17,171
• Equity at exit: $47,246

10-year hold

• IRR: 12.6%
• Equity multiple: 2.64×
• Total profit: $57,401
• Equity at exit: $66,490

Cash invested: $35,000 (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 17006

• Home prices YoY: 1.3%
• Active inventory: 10
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,235 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$103 /mo · $1,230/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $166

Break-even live

Break-even rent $1,025

Max offer price $125,000

Occupancy floor 82%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-12
   status Pending 723-char remark

   Show marketing remark (723 chars)

   The listing price is the opening bid only and in no way reflects the final sale price. 10% down, 2% transfer tax and 3% buyer’s premium to be paid by the purchaser. Real estate taxes will be prorated. Whether you’re bringing the family out to camp for the weekend or headed out for deer season all you’ll need is your toothbrush and hunting gear to enjoy this fully furnished three bedroom cabin. This home features a large eat in kitchen, living room with propane stove, two first floor bedrooms and full bathroom. A spacious loft style bedroom provides plenty of sleeping space for guests. This 1.3 acre property is conveniently located just minutes from state game lands, local shops and grocery store.

2. 2026-05-12
   price $125,000 723-char remark

   Show marketing remark (723 chars)

   The listing price is the opening bid only and in no way reflects the final sale price. 10% down, 2% transfer tax and 3% buyer’s premium to be paid by the purchaser. Real estate taxes will be prorated. Whether you’re bringing the family out to camp for the weekend or headed out for deer season all you’ll need is your toothbrush and hunting gear to enjoy this fully furnished three bedroom cabin. This home features a large eat in kitchen, living room with propane stove, two first floor bedrooms and full bathroom. A spacious loft style bedroom provides plenty of sleeping space for guests. This 1.3 acre property is conveniently located just minutes from state game lands, local shops and grocery store.

3. 2026-04-01
   listed $95,000 Active 723-char remark

   Show marketing remark (723 chars)

   The listing price is the opening bid only and in no way reflects the final sale price. 10% down, 2% transfer tax and 3% buyer’s premium to be paid by the purchaser. Real estate taxes will be prorated. Whether you’re bringing the family out to camp for the weekend or headed out for deer season all you’ll need is your toothbrush and hunting gear to enjoy this fully furnished three bedroom cabin. This home features a large eat in kitchen, living room with propane stove, two first floor bedrooms and full bathroom. A spacious loft style bedroom provides plenty of sleeping space for guests. This 1.3 acre property is conveniently located just minutes from state game lands, local shops and grocery store.

4. 2025-12-14
   historical
5. 2025-09-03
   listed $95,000 Active
6. 1987-11-30
   soldstatus $23,000

ⓘ 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: $1,230 · $103/mo
• Projected year-2 tax: $1,603 · $134/mo
• Expected delta: +$372/yr (+$31/mo · 30.3%)

ⓘ 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 4/10 Moderate 7 d/yr ≥97°F today · 16 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: $14,821
• − Mortgage interest: −$7,002
• − Property taxes: −$1,230
• − Insurance: −$625
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$3,636
• Taxable loss: −$44
• Est. tax savings @ 24.0%: +$10
• After-tax cash flow: $1,998/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 — East Waterford

• Score: 57/100
• State rank: #1607
• US rank: #21813

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment D 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

+443.5% since first listed

6 events — show timeline

• 2026-05-12 Pending — BRIGHT MLS
• 2026-05-12 Price Changed $125,000 BRIGHT MLS
• 2026-04-01 Listed $95,000 BRIGHT MLS
• 2025-12-14 Listing Removed — BRIGHT MLS
• 2025-09-03 Listed $95,000 BRIGHT MLS
• 1987-11-30 Sold (Public Records) $23,000 Public Records

Property tax history

+2.3%/yr

Latest (2026): $1,230 · -7.8% YoY. Source: county tax records.