21167 Coles Valley Rd · Wood, PA 16674

$62,500

3 bd · None ba · 468 sqft · Other public records · 25 Days on market

1.80 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Appreciation +5.4/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

AUCTION DATE ONLINE BIDDING BEGINS CLOSING MONDAY, JUNE 15, 2026, AT 6:00 PM. LISTED PRICE IS AN OPENING BID ONLY AND IS NOT INDICATIVE OF THE FINAL SALE PRICE. REAL ESTATE: 2 sty. frame/vinyl cabin w/ 1040 SF finished area, eat-in kitchen, living rm. , 2 bdrms. , full bath, 1st floor laundry hookup, oil hot air furnace, bsmt. , low maintenance exterior w/ covered soffit, fascia & insulated/tilt windows, rear deck 10 x 7-1/2, covered front porch & utility bldg. 14x10 all on 1.8 ACRE partially wooded lot w/ on-site well & septic. NOTE: Ideally located custom cabin approx. 1 mile from State Game Lands #121 (2,207 acres). Only 2 hours from Lancaster. Needs some TLC. Terms 10% down, balance 60 days or before. Personal inspection by appointment.

Key facts

• Oil hot air furnace
• Living rm
• Full bath

Tags

• EAT-IN KITCHEN
• LIVING RM
• FULL BATH
• 1ST FLOOR LAUNDRY HOOKUP
• OIL HOT AIR FURNACE
• LOW MAINTENANCE EXTERIOR

Property features AI

Exterior

• Utilities: Well water; On-site septic
• Home design: Detached structure; Estimated year built
• Construction: Frame construction with vinyl siding; Stone foundation; Shingle roof
• Exterior features: Utility building on the property; No tidal water

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Two bedrooms on the upper level; Room list includes: Living Room, Bedroom 1, Bedroom 2, Kitchen
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (oil)
• Interior features: Full basement; Estimated living area
• Laundry & utility: Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/?-bath other listed at $62k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($929 rent vs $62k).
• Recommended offer: $62k (1.5% 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.
• Tussey Mountain SD (rural): math 26% / reading 46% proficiency, ranked #412 of 539 in PA (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 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 $988 of equity ($432 loan paydown + $556 appreciation (0.9% 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 (0.9% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask is 79% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,562 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.49% ✓
• Cap rate: 12.88%
• Cash-on-cash: 23.51%
• DSCR: 2.05
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.4%
• Equity multiple: 2.29×
• Total profit: $22,658
• Equity at exit: $20,977

10-year hold

• IRR: 28.3%
• Equity multiple: 4.38×
• Total profit: $59,128
• Equity at exit: $27,601

Cash invested: $17,500 (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 16674

• Home prices YoY: 1.3%
• Active inventory: 6
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $929 medium
• Mortgage (P&I): −$328
• Tax from tax record: −$37 /mo · $446/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $343

Break-even live

Break-even rent $495

Max offer price $62,500

Occupancy floor 58%

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: $15,625
• Closing costs: $1,875
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-17
   pricestatuslisting id $62,500 Pending 25 DOM
2. 2026-06-16
   days on market $35,000 Active 25 DOM
3. 2026-06-15
   days on market $35,000 Active 24 DOM
4. 2026-06-13
   days on market $35,000 Active 22 DOM
5. 2026-06-12
   days on market $35,000 Active 21 DOM
6. 2026-06-09
   days on market $35,000 Active 18 DOM
7. 2026-06-08
   days on market $35,000 Active 17 DOM
8. 2026-06-08
   days on market $35,000 Active 16 DOM
9. 2026-06-07
   days on market $35,000 Active 15 DOM
10. 2026-06-04
    days on market $35,000 Active 12 DOM
11. 2026-06-02
    days on market $35,000 Active 11 DOM
12. 2026-06-01
    days on market $35,000 Active 10 DOM
13. 2026-05-31
    days on market $35,000 Active 9 DOM
14. 2026-05-22
    listed $35,000 Active

    Show marketing remark (768 chars)

    AUCTION DATE ONLINE BIDDING BEGINS CLOSING MONDAY, JUNE 15, 2026, AT 6:00 PM. LISTED PRICE IS AN OPENING BID ONLY AND IS NOT INDICATIVE OF THE FINAL SALE PRICE. REAL ESTATE: 2 sty. frame/vinyl cabin w/ 1040 SF finished area, eat-in kitchen, living rm. , 2 bdrms. , full bath, 1st floor laundry hookup, oil hot air furnace, bsmt. , low maintenance exterior w/ covered soffit, fascia & insulated/tilt windows, rear deck 10 x 7-1/2, covered front porch & utility bldg. 14x10 all on 1.8 ACRE partially wooded lot w/ on-site well & septic. NOTE: Ideally located custom cabin approx. 1 mile from State Game Lands #121 (2,207 acres). Only 2 hours from Lancaster. Needs some TLC. Terms 10% down, balance 60 days or before. Personal inspection by appointment.

15. 2026-05-22
    listed $35,000 Active 768-char remark

    Show marketing remark (768 chars)

    AUCTION DATE ONLINE BIDDING BEGINS CLOSING MONDAY, JUNE 15, 2026, AT 6:00 PM. LISTED PRICE IS AN OPENING BID ONLY AND IS NOT INDICATIVE OF THE FINAL SALE PRICE. REAL ESTATE: 2 sty. frame/vinyl cabin w/ 1040 SF finished area, eat-in kitchen, living rm. , 2 bdrms. , full bath, 1st floor laundry hookup, oil hot air furnace, bsmt. , low maintenance exterior w/ covered soffit, fascia & insulated/tilt windows, rear deck 10 x 7-1/2, covered front porch & utility bldg. 14x10 all on 1.8 ACRE partially wooded lot w/ on-site well & septic. NOTE: Ideally located custom cabin approx. 1 mile from State Game Lands #121 (2,207 acres). Only 2 hours from Lancaster. Needs some TLC. Terms 10% down, balance 60 days or before. Personal inspection by appointment.

16. 2024-09-15
    historical
17. 2024-08-24
    price $115,000
18. 2024-08-24
    price $115,000
19. 2024-05-31
    price $119,000
20. 2024-05-30
    price $119,000
21. 2024-04-25
    listed $124,900 Active
22. 2024-04-19
    listed $124,900 Active
23. 2021-07-30
    historical
24. 2021-04-02
    listed $119,900
25. 2021-04-02
    listed $119,900

ⓘ 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: $446 · $37/mo
• Projected year-2 tax: $717 · $60/mo
• Expected delta: +$271/yr (+$23/mo · 60.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $11,147
• − Mortgage interest: −$3,501
• − Property taxes: −$446
• − Insurance: −$312
• − Repairs & maintenance: −$892
• − Management: −$892
• − Depreciation: −$1,818
• Taxable income: $3,286
• Est. tax owed @ 24.0%: −$789
• After-tax cash flow: $3,326/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: Tussey Mountain SD
• NCES district ID: 4223970
• Math proficiency: 26% ▼ -8.00%
• Reading proficiency: 46% ▼ -10.00%
• Median HH income: $40,095
• Composite: 30.15/100
• National rank: #6329
• State rank: #412 of 539 in PA

Livability — Wood

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

Census & demographics

• Population (ZIP): 572

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 (98%)
• Race & ethnicity: White 98% Hispanic / Latino 1%
• Common ancestry: Italian 5% Lithuanian 4% Polish 3%

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: ▲ 0.89%
• Current HPI: 71.1981
• 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

-70.8% since first listed

12 events — show timeline

• 2026-05-22 Listed $35,000 BRIGHT MLS
• 2026-05-22 Listed $35,000 BRIGHT MLS
• 2024-09-15 Listing Removed — BRIGHT MLS
• 2024-08-24 Price Changed $115,000 BRIGHT MLS
• 2024-08-24 Price Changed $115,000 HCBR
• 2024-05-31 Price Changed $119,000 HCBR
• 2024-05-30 Price Changed $119,000 BRIGHT MLS
• 2024-04-25 Listed $124,900 HCBR
• 2024-04-19 Listed $124,900 BRIGHT MLS
• 2021-07-30 Listing Removed — BRIGHT MLS
• 2021-04-02 Listed $119,900 BRIGHT MLS
• 2021-04-02 Listed $119,900 HCBR

Property tax history

+3.0%/yr

Latest (2026): $446 · +1.9% YoY. Source: county tax records.