15 Germania St · Galeton, PA 16922

$95,300

4 bd · 1.5 ba · 823 sqft · Other public records · 113 Days on market

Built 1890 5,227 sqft lot $116/sqft · 128% above area Est $135k · 29% 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 +18.0/30.0
• ARV discount +15.0/15.0
• Appreciation +8.2/10.0
• DSCR +5.6/10.0
• 1% rule +5.1/10.0
• Schools +3.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Back on the Market -- Opportunity Awaits! Enjoy breathtaking, unobstructed views of Berger Lake from this spacious Victorian-style home with direct lake access. Lovingly cared for by the same family for over 50 years, this unique property blends classic character with thoughtful updates and room to make it your own. Whether you're looking for a peaceful getaway, full-time residence, or investment opportunity, the possibilities here are endless. Conveniently located just 20 minutes from Cherry Springs State Park, this property offers easy access to outdoor recreation, stargazing, and all the beauty of North Central Pennsylvania.

Key facts

• 5,227 sq ft lot
• Built 1890
• Listed 112 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $95k.

Deal economics

• At list price, monthly cash flow is $81 ($977/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($961 rent vs $95k).
• Recommended offer: $87k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#1,038 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: schools D+, health & safety D, amenities F.
• Galeton Area SD (rural): math 35% / reading 50% proficiency, ranked #484 of 658 in PA (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 20 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 $7k of equity ($659 loan paydown + $6k appreciation (6.5% 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 (6.5% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,723 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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 D-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: 1.01% ✓
• Cap rate: 7.32%
• Cash-on-cash: 3.66%
• DSCR: 1.16
• GRM: 8.3

CMA / ARV

• ARV (median comp): $135,000
• List price: $95,300
• Delta: -29.41%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

6.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 2.33×
• Total profit: $35,486
• Equity at exit: $62,843

10-year hold

• IRR: 18.7%
• Equity multiple: 4.74×
• Total profit: $99,724
• Equity at exit: $116,586

Cash invested: $26,684 (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 16922

• Home prices YoY: 4.9%
• Active inventory: 20
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $961 medium
• Mortgage (P&I): −$500
• Tax from tax record: −$139 /mo · $1,664/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $81

Break-even live

Break-even rent $858

Max offer price $95,300

Occupancy floor 87%

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: $23,825
• Closing costs: $2,859
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $95,300 Active 113 DOM
2. 2026-06-17
   days on market $95,300 Active 112 DOM
3. 2026-06-16
   days on market $95,300 Active 111 DOM
4. 2026-06-15
   days on market $95,300 Active 110 DOM
5. 2026-06-13
   days on market $95,300 Active 108 DOM
6. 2026-06-12
   days on market $95,300 Active 107 DOM
7. 2026-06-09
   days on market $95,300 Active 104 DOM
8. 2026-06-08
   days on market $95,300 Active 103 DOM
9. 2026-06-08
   days on market $95,300 Active 102 DOM
10. 2026-06-07
    days on market $95,300 Active 101 DOM
11. 2026-06-04
    days on market $95,300 Active 98 DOM
12. 2026-06-02
    days on market $95,300 Active 97 DOM
13. 2026-06-01
    days on market $95,300 Active 96 DOM
14. 2026-05-31
    days on market $95,300 Active 95 DOM
15. 2026-04-30
    status Active 639-char remark

    Show marketing remark (641 chars)

    Back on the Market — Opportunity Awaits! Enjoy breathtaking, unobstructed views of Berger Lake from this spacious Victorian-style home with direct lake access. Lovingly cared for by the same family for over 50 years, this unique property blends classic character with thoughtful updates and room to make it your own. Whether you're looking for a peaceful getaway, full-time residence, or investment opportunity, the possibilities here are endless. Conveniently located just 20 minutes from Cherry Springs State Park, this property offers easy access to outdoor recreation, stargazing, and all the beauty of North Central Pennsylvania.

16. 2026-04-30
    status Active 641-char remark

    Show marketing remark (641 chars)

    Back on the Market — Opportunity Awaits! Enjoy breathtaking, unobstructed views of Berger Lake from this spacious Victorian-style home with direct lake access. Lovingly cared for by the same family for over 50 years, this unique property blends classic character with thoughtful updates and room to make it your own. Whether you're looking for a peaceful getaway, full-time residence, or investment opportunity, the possibilities here are endless. Conveniently located just 20 minutes from Cherry Springs State Park, this property offers easy access to outdoor recreation, stargazing, and all the beauty of North Central Pennsylvania.

17. 2026-04-06
    historical Active Under Contract 639-char remark

    Show marketing remark (639 chars)

    Back on the Market -- Opportunity Awaits! Enjoy breathtaking, unobstructed views of Berger Lake from this spacious Victorian-style home with direct lake access. Lovingly cared for by the same family for over 50 years, this unique property blends classic character with thoughtful updates and room to make it your own. Whether you're looking for a peaceful getaway, full-time residence, or investment opportunity, the possibilities here are endless. Conveniently located just 20 minutes from Cherry Springs State Park, this property offers easy access to outdoor recreation, stargazing, and all the beauty of North Central Pennsylvania.

18. 2026-03-24
    historical Active Under Contract 641-char remark

    Show marketing remark (641 chars)

    Back on the Market — Opportunity Awaits! Enjoy breathtaking, unobstructed views of Berger Lake from this spacious Victorian-style home with direct lake access. Lovingly cared for by the same family for over 50 years, this unique property blends classic character with thoughtful updates and room to make it your own. Whether you're looking for a peaceful getaway, full-time residence, or investment opportunity, the possibilities here are endless. Conveniently located just 20 minutes from Cherry Springs State Park, this property offers easy access to outdoor recreation, stargazing, and all the beauty of North Central Pennsylvania.

19. 2026-02-26
    listed $95,300 Active 641-char remark

    Show marketing remark (639 chars)

    Back on the Market -- Opportunity Awaits! Enjoy breathtaking, unobstructed views of Berger Lake from this spacious Victorian-style home with direct lake access. Lovingly cared for by the same family for over 50 years, this unique property blends classic character with thoughtful updates and room to make it your own. Whether you're looking for a peaceful getaway, full-time residence, or investment opportunity, the possibilities here are endless. Conveniently located just 20 minutes from Cherry Springs State Park, this property offers easy access to outdoor recreation, stargazing, and all the beauty of North Central Pennsylvania.

20. 2026-02-26
    listed $95,300 Active 639-char remark

    Show marketing remark (639 chars)

    Back on the Market -- Opportunity Awaits! Enjoy breathtaking, unobstructed views of Berger Lake from this spacious Victorian-style home with direct lake access. Lovingly cared for by the same family for over 50 years, this unique property blends classic character with thoughtful updates and room to make it your own. Whether you're looking for a peaceful getaway, full-time residence, or investment opportunity, the possibilities here are endless. Conveniently located just 20 minutes from Cherry Springs State Park, this property offers easy access to outdoor recreation, stargazing, and all the beauty of North Central Pennsylvania.

21. 2026-02-20
    historical $95,300 639-char remark

    Show marketing remark (639 chars)

    Back on the Market -- Opportunity Awaits! Enjoy breathtaking, unobstructed views of Berger Lake from this spacious Victorian-style home with direct lake access. Lovingly cared for by the same family for over 50 years, this unique property blends classic character with thoughtful updates and room to make it your own. Whether you're looking for a peaceful getaway, full-time residence, or investment opportunity, the possibilities here are endless. Conveniently located just 20 minutes from Cherry Springs State Park, this property offers easy access to outdoor recreation, stargazing, and all the beauty of North Central Pennsylvania.

ⓘ 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: $1,664 · $139/mo
• Projected year-2 tax: $1,664 · $139/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥89°F today · 18 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: $11,537
• − Mortgage interest: −$5,338
• − Property taxes: −$1,664
• − Insurance: −$476
• − Repairs & maintenance: −$923
• − Management: −$923
• − Depreciation: −$2,772
• Taxable loss: −$559
• Est. tax savings @ 24.0%: +$134
• After-tax cash flow: $1,111/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: Galeton Area SD
• NCES district ID: 4210530
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $37,991
• Composite: 37.72/100
• National rank: #8769
• State rank: #484 of 658 in PA

Livability — Galeton

• Score: 66/100
• State rank: #1038
• US rank: #11568

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Galeton, PA
• Population (ZIP): 1,610

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 (96%)
• Race & ethnicity: White 96% Two or more races 2%
• Common ancestry: Slovak 3% Romanian 3% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 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: ▲ 6.48%
• Current HPI: 138.961
• 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

7 events — show timeline

• 2026-04-30 Relisted — WBVAR
• 2026-04-30 Relisted — NMPA
• 2026-04-06 Contingent — WBVAR
• 2026-03-24 Contingent — NMPA
• 2026-02-26 Listed $95,300 NMPA
• 2026-02-26 Listed $95,300 WBVAR
• 2026-02-20 Coming Soon $95,300 WBVAR

Property tax history

+2.5%/yr

Latest (2026): $1,664 · -0.1% YoY. Source: county tax records.