164 Nagel Rd · President, PA 16301

$179,500

3 bd · 1.0 ba · 2,562 sqft · SingleFamily public records · 296 Days on market

Built 1947 0.47 ac lot

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Why this score? — see what drove the D 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 +10.7/30.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• Schools +4.4/10.0
• DSCR +3.1/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located in the Henry's Bend river community, this 3-4 bedroom (second level bonus room on upper floor has been used as a bedroom), one bath home offers first floor living with two main levels bedrooms and bath and plenty of living space with a large sunlit living room and an equally large sunroom adjoining the covered deck and patio area for relaxing, There are flex spaces with a large entry room with knotty pine and a fireplace, great for a hobby room or den and a small room adjoining the front living room. There is a dedicated dining room with kitchen and laundry and two upper level rooms. The basement is under the main part of the home with updated electric, furnace, Central air in recent years. The nicely sized two stall garage has a unique upper level accessed from the rear of the structure to drive in mowers or even a workshop. See how this home can fit your residential needs or even an airbnb to take advantage of the river location. Taxes 2,259.15

Key facts

• Covered deck
• Large sunroom
• Patio area

Tags

• FIRST FLOOR LIVING
• LARGE SUNLIT LIVING ROOM
• LARGE SUNROOM
• COVERED DECK
• PATIO AREA
• FLEX SPACES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (20.9% below list).
• Recommended offer: $142k (20.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Forest Area SD (rural): math 41% / reading 59% proficiency, ranked #415 of 658 in PA (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: West Forest El Sch (math 32% / reading 47%, grade F, #947 of 1,518 statewide, top 65%, 114 students, 100% FRL); West Forest Jshs (math 15% / reading 24%, grade F, #391 of 437 statewide, top 89%, 109 students, 63% FRL) — zoned schools average 82% FRL vs 47% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 50% district-wide (-20 pts) — the specific schools serving this property underperform the Forest Area SD average; the district grade overstates school quality for this exact location.
• Market conditions: 52 active listings in the ZIP; 42 units permitted in Venango County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.2% local appreciation)).
• Venango County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 7, 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 296 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $99k; list at $180k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $141,979 (20.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 296 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.04%
• DSCR: 0.91
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.17×
• Total profit: $8,473
• Equity at exit: $72,514

10-year hold

• IRR: 6.8%
• Equity multiple: 1.95×
• Total profit: $47,742
• Equity at exit: $105,754

Cash invested: $50,260 (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 16301

• Home prices YoY: 1.0%
• Active inventory: 52
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,420 medium
• Mortgage (P&I): −$941
• Tax from tax record: −$191 /mo · $2,292/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $-85

Break-even live

Break-even rent $1,528

Max offer price $164,396

Occupancy floor —

Sensitivity live

Price	-10% $16	-5% $-35	+0% $-85	+5% $-136	+10% $-187
Rent	-10% $-198	-5% $-142	+0% $-85	+5% $-29	+10% $27
Rate	-1.0pp $5	-0.5pp $-40	base $-85	+0.5pp $-132	+1.0pp $-179

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: $44,875
• Closing costs: $5,385
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $179,500 Active 296 DOM
2. 2026-06-21
   days on market $179,500 Active 295 DOM
3. 2026-06-18
   days on market $179,500 Active 293 DOM
4. 2026-06-17
   days on market $179,500 Active 292 DOM
5. 2026-06-16
   days on market $179,500 Active 291 DOM
6. 2026-06-15
   days on market $179,500 Active 290 DOM
7. 2026-06-13
   days on market $179,500 Active 288 DOM
8. 2026-06-12
   days on market $179,500 Active 287 DOM
9. 2026-06-09
   days on market $179,500 Active 284 DOM
10. 2026-06-08
    days on market $179,500 Active 283 DOM
11. 2026-06-08
    days on market $179,500 Active 282 DOM
12. 2026-06-07
    days on market $179,500 Active 281 DOM
13. 2026-06-04
    days on market $179,500 Active 278 DOM
14. 2026-06-02
    days on market $179,500 Active 277 DOM
15. 2026-06-01
    days on market $179,500 Active 276 DOM
16. 2026-05-31
    days on market $179,500 Active 275 DOM
17. 2025-11-07
    price $179,500 968-char remark

    Show marketing remark (968 chars)

    Located in the Henry's Bend river community, this 3-4 bedroom (second level bonus room on upper floor has been used as a bedroom), one bath home offers first floor living with two main levels bedrooms and bath and plenty of living space with a large sunlit living room and an equally large sunroom adjoining the covered deck and patio area for relaxing, There are flex spaces with a large entry room with knotty pine and a fireplace, great for a hobby room or den and a small room adjoining the front living room. There is a dedicated dining room with kitchen and laundry and two upper level rooms. The basement is under the main part of the home with updated electric, furnace, Central air in recent years. The nicely sized two stall garage has a unique upper level accessed from the rear of the structure to drive in mowers or even a workshop. See how this home can fit your residential needs or even an airbnb to take advantage of the river location. Taxes 2,259.15

18. 2025-08-29
    listed $199,500 Active 968-char remark

    Show marketing remark (968 chars)

    Located in the Henry's Bend river community, this 3-4 bedroom (second level bonus room on upper floor has been used as a bedroom), one bath home offers first floor living with two main levels bedrooms and bath and plenty of living space with a large sunlit living room and an equally large sunroom adjoining the covered deck and patio area for relaxing, There are flex spaces with a large entry room with knotty pine and a fireplace, great for a hobby room or den and a small room adjoining the front living room. There is a dedicated dining room with kitchen and laundry and two upper level rooms. The basement is under the main part of the home with updated electric, furnace, Central air in recent years. The nicely sized two stall garage has a unique upper level accessed from the rear of the structure to drive in mowers or even a workshop. See how this home can fit your residential needs or even an airbnb to take advantage of the river location. Taxes 2,259.15

19. 2024-08-30
    historical Expired 982-char remark

    Show marketing remark (982 chars)

    You're in for a treat with this one! Check out this cozy 3-bedroom, 1-bath private home nestled near the serene Allegheny River in Henry's Bend. With a spacious living room, a comfy family room, and a sunlit den, there's no shortage of spaces to relax and unwind. The main floor features two cozy bedrooms, making it convenient and accessible. This home boasts even more to offer. On the second floor, you will find the 3rd bedroom plus a versatile bonus room that could easily serve as an added bedroom or a fantastic game room for the kids. There is an attached 2 car garage and that's not all-above it, you'll find a convenient storage shed, providing the perfect spot to stow away your outdoor gear and tools. This gem of a property sitting on . 487 acre of land truly has something special for everyone, offering plenty of room to stretch out and enjoy the outdoors. Don't miss the chance to make this lovely place your permanent home or use it for a vacation home. A must see!

20. 2024-03-18
    price $199,900 982-char remark

    Show marketing remark (982 chars)

    You're in for a treat with this one! Check out this cozy 3-bedroom, 1-bath private home nestled near the serene Allegheny River in Henry's Bend. With a spacious living room, a comfy family room, and a sunlit den, there's no shortage of spaces to relax and unwind. The main floor features two cozy bedrooms, making it convenient and accessible. This home boasts even more to offer. On the second floor, you will find the 3rd bedroom plus a versatile bonus room that could easily serve as an added bedroom or a fantastic game room for the kids. There is an attached 2 car garage and that's not all-above it, you'll find a convenient storage shed, providing the perfect spot to stow away your outdoor gear and tools. This gem of a property sitting on . 487 acre of land truly has something special for everyone, offering plenty of room to stretch out and enjoy the outdoors. Don't miss the chance to make this lovely place your permanent home or use it for a vacation home. A must see!

21. 2023-08-31
    listed $210,000 Active 982-char remark

    Show marketing remark (982 chars)

    You're in for a treat with this one! Check out this cozy 3-bedroom, 1-bath private home nestled near the serene Allegheny River in Henry's Bend. With a spacious living room, a comfy family room, and a sunlit den, there's no shortage of spaces to relax and unwind. The main floor features two cozy bedrooms, making it convenient and accessible. This home boasts even more to offer. On the second floor, you will find the 3rd bedroom plus a versatile bonus room that could easily serve as an added bedroom or a fantastic game room for the kids. There is an attached 2 car garage and that's not all-above it, you'll find a convenient storage shed, providing the perfect spot to stow away your outdoor gear and tools. This gem of a property sitting on . 487 acre of land truly has something special for everyone, offering plenty of room to stretch out and enjoy the outdoors. Don't miss the chance to make this lovely place your permanent home or use it for a vacation home. A must see!

22. 2007-07-26
    soldstatus $99,000
23. 2007-07-26
    soldstatus $99,000
24. 2002-05-28
    soldstatus $82,500

ⓘ 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: $2,292 · $191/mo
• Projected year-2 tax: $2,564 · $214/mo
• Expected delta: +$272/yr (+$23/mo · 11.9%)

ⓘ 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 2/10 Low 7 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,037
• − Mortgage interest: −$10,055
• − Property taxes: −$2,292
• − Insurance: −$898
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$5,222
• Taxable loss: −$4,155
• Est. tax savings @ 24.0%: +$997
• After-tax cash flow: $-29/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: Forest Area SD
• NCES district ID: 4208280
• Math proficiency: 41% ▲ 4.00%
• Reading proficiency: 59% ▲ 3.00%
• Median HH income: $37,002
• Composite: 43.52/100
• National rank: #6452
• State rank: #415 of 658 in PA

Livability — President

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

Census & demographics

• Population (ZIP): 15,067

Population outlook (Venango County) Hauer SSP2

• Today (2025): 48,827 people
• By 2030: 46,061 · -5.7%
• By 2040: 39,989 · -18.1%
• By 2050: 34,094 · -30.2%
• By 2075: 22,500 · -53.9%
• By 2100: 13,659 · -72.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 7% Iranian 3% Italian 2%
• Foreign-born: 1%

Political lean MEDSL · Venango

• 2024 margin: Solid R (+42.1) · D 28.5% · R 70.6%
• 2008→2024 swing: -22.9pp toward R · 2008: -19.2pp · 2024: -42.1pp
• All cycles: 2024: R+42.1 2020: R+41.4 2016: R+42.4 2012: R+26.3 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.18%
• Current HPI: 218.0124
• 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

+117.6% since first listed

8 events — show timeline

• 2025-11-07 Price Changed $179,500 AVBREALTORS
• 2025-08-29 Listed $199,500 AVBREALTORS
• 2024-08-30 Delisted — West Penn MLS
• 2024-03-18 Price Changed $199,900 West Penn MLS
• 2023-08-31 Listed $210,000 West Penn MLS
• 2007-07-26 Sold (Public Records) $99,000 Public Records
• 2007-07-26 Sold (MLS) $99,000 AVBREALTORS
• 2002-05-28 Sold (MLS) $82,500 AVBREALTORS

Property tax history

+0.4%/yr

Latest (2026): $2,292 · -1.8% YoY. Source: county tax records.