201 Hoover Rd · Wells, PA 16689

$110,000

4 bd · 1.0 ba · 1,288 sqft · Other public records · 48 Days on market

Built 1900 1.00 ac lot $85/sqft · 48% below area Est $211k · 48% under

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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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.4/10.0
• Appreciation +6.2/10.0
• Schools +5.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Vacation property or make it your home?! This 4-bedroom, 1-bathroom traditional home, offers a unique investment opportunity on a spacious 1-acre lot in Wells Township. The main level of the home provides a bedroom with access to the full bath. Then you have the living room, kitchen with a side door and porch, formal dining room and a full bath with laundry hookups. Upstairs there are 3 bedrooms and walk-up steps to a large attic, great for storage! The property features a serene backdrop, a level yard backing to trees and a picturesque creek, providing both privacy and natural beauty. With about 300 feet of creek frontage, this property not only enhances its aesthetic appeal but also prese

Key facts

• 1 acre lot
• 2 parking spots
• Built 1900

Property features AI

Exterior

• Parking: Off-street parking for 2 vehicles (total 2 garage/parking spaces)
• Utilities: Well water; On-site septic; Electric hot water; Propane (owned) for heating
• Home design: Detached structure; Building winterized
• Construction: Wood siding exterior; Metal roof; Stone and block foundation; Year built estimated
• Exterior features: Backs to trees; Rural setting; Stream/creek on the property; Water access with approximately 300 feet of water frontage; Waterfront on a creek; Has a water view

Interior

• Bedrooms: One bedroom on the main level; Three bedrooms on the first upper level
• Flooring: Wood flooring
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Forced air heating; Propane (owned) heating fuel
• Interior features: Plaster walls; Unfinished basement; Federal flood zone (Zone A)
• Laundry & utility: Laundry on the main floor; Electric hot water

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Forbes Road SD (rural): math 70% / reading 65% proficiency, ranked #109 of 658 in PA (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Forbes Road El Sch (math 37% / reading 57%, grade D-, #737 of 1,518 statewide, top 52%, 213 students, 57% FRL); Forbes Road Jshs (math 44% / reading 44%, grade F, #196 of 437 statewide, top 47%, 141 students, 36% FRL).
• Zoned-school proficiency averages 46% at this address vs 68% district-wide (-22 pts) — the specific schools serving this property underperform the Forbes Road SD average; the district grade overstates school quality for this exact location.
• Market conditions: 1 active listings in the ZIP; 18 units permitted in Fulton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($761 loan paydown + $3k appreciation (2.4% local appreciation)).
• Fulton County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $26k; list at $110k implies a 317% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.14% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.71%
• DSCR: 1.48
• GRM: 7.3

CMA / ARV

• ARV (median comp): $211,188
• List price: $110,000
• Delta: -47.91%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

2.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.0%
• Equity multiple: 1.77×
• Total profit: $23,744
• Equity at exit: $45,738

10-year hold

• IRR: 16.3%
• Equity multiple: 3.26×
• Total profit: $69,463
• Equity at exit: $67,719

Cash invested: $30,800 (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 16689

• Home prices YoY: 2.4%
• Active inventory: 1
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$90 /mo · $1,084/yr
• Insurance: −$46
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $219

Break-even live

Break-even rent $973

Max offer price $110,000

Occupancy floor 77%

Sensitivity live

Price	-10% $282	-5% $250	+0% $219	+5% $188	+10% $157
Rent	-10% $121	-5% $170	+0% $219	+5% $269	+10% $318
Rate	-1.0pp $275	-0.5pp $247	base $219	+0.5pp $191	+1.0pp $162

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $110,000 Active 48 DOM
2. 2026-06-18
   days on market $110,000 Active 46 DOM
3. 2026-06-17
   days on market $110,000 Active 45 DOM
4. 2026-06-16
   pricedays on market $110,000 Active 44 DOM
5. 2026-06-15
   days on market $120,000 Active 43 DOM
6. 2026-06-13
   days on market $120,000 Active 41 DOM
7. 2026-06-12
   days on market $120,000 Active 40 DOM
8. 2026-06-09
   days on market $120,000 Active 37 DOM
9. 2026-06-08
   days on market $120,000 Active 36 DOM
10. 2026-06-08
    days on market $120,000 Active 35 DOM
11. 2026-06-07
    days on market $120,000 Active 34 DOM
12. 2026-06-04
    days on market $120,000 Active 31 DOM
13. 2026-06-02
    days on market $120,000 Active 30 DOM
14. 2026-06-01
    days on market $120,000 Active 29 DOM
15. 2026-05-31
    days on market $120,000 Active 28 DOM
16. 2026-05-04
    listed $125,000 Active 1093-char remark
17. 2026-04-29
    historical $125,000 1093-char remark
18. 2009-01-12
    soldstatus $26,400

ⓘ 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: $1,084 · $90/mo
• Projected year-2 tax: $1,411 · $118/mo
• Expected delta: +$327/yr (+$27/mo · 30.2%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,006
• − Mortgage interest: −$6,162
• − Property taxes: −$1,084
• − Insurance: −$1,216
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$3,200
• Taxable income: $943
• Est. tax owed @ 24.0%: −$226
• After-tax cash flow: $2,406/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: Forbes Road SD
• NCES district ID: 4209870
• Math proficiency: 70% ▲ 5.00%
• Reading proficiency: 65% ▼ -5.00%
• Median HH income: $45,382
• Composite: 58.17/100
• National rank: #2127
• State rank: #109 of 658 in PA

Livability — Wells

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 331

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 13,762 people
• By 2030: 13,167 · -4.3%
• By 2040: 11,836 · -14.0%
• By 2050: 10,342 · -24.9%
• By 2075: 7,170 · -47.9%
• By 2100: 4,581 · -66.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Slovak 5% Italian 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 93% English-only · Other Indo-European 7%

Political lean MEDSL · Fulton

• 2024 margin: Solid R (+72.6) · D 13.5% · R 86.1%
• 2008→2024 swing: -24.0pp toward R · 2008: -48.6pp · 2024: -72.6pp
• All cycles: 2024: R+72.6 2020: R+72.0 2016: R+70.8 2012: R+56.6 2008: R+48.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.39%
• Current HPI: 101.862
• 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

+316.7% since first listed

5 events — show timeline

• 2026-06-15 Price Changed $110,000 BRIGHT MLS
• 2026-05-27 Price Changed $120,000 BRIGHT MLS
• 2026-05-04 Listed $125,000 BRIGHT MLS
• 2026-04-29 Coming Soon $125,000 BRIGHT MLS
• 2009-01-12 Sold (Public Records) $26,400 Public Records

Property tax history

+0.4%/yr

Latest (2026): $1,084 · +0.0% YoY. Source: county tax records.