247 Valley St · Rockhill, PA 17249

$110,000

2 bd · 2.0 ba · 1,250 sqft · SingleFamily · 92 Days on market

Built 1600 10,018 sqft lot Est $104k · 6% over ↓ 4% since listing

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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 +16.7/30.0
• DSCR +5.2/10.0
• Appreciation +5.0/10.0
• ARV discount +4.8/15.0
• 1% rule +4.5/10.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Home on Valley St Rockhill. 2-3 Bedrooms. Main floor laundry and 3/4 bath for convenience. Living room is being used as a bedroom. Kitchen has lots of cabinet storage. The Great Room addition adds more living space with a porch for your summer enjoyment. Full bath upstairs. Fenced yard for any pets. Garage in back for more storage. Newer roof and windows.

Key facts

• Fenced yard
• Newer roof
• Main floor laundry

Tags

• MAIN FLOOR LAUNDRY
• GREAT ROOM ADDITION
• FENCED YARD
• NEWER ROOF
• NEWER WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $68 ($817/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 $105k (4.7% below list).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#958 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, schools D-, amenities F.
• Southern Huntingdon County SD (rural): math 22% / reading 45% proficiency, ranked #428 of 539 in PA (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 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 $4k of equity ($761 loan paydown + $3k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, 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 92 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 2 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 1600 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 8→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 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 1600 — 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. 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: 0.95% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.65%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $103,750
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
464 Cherry	0.19mi	2/1.0	1,200 (-4%)	12mo	$100,000	$83	70
421 Cromwell St	0.49mi	3/1.0 (+1)	1,364 (+9%)	24mo	$94,900	$70	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 10.0%
• Equity multiple: 1.57×
• Total profit: $17,601
• Equity at exit: $49,461

10-year hold

• IRR: 12.3%
• Equity multiple: 2.84×
• Total profit: $56,623
• Equity at exit: $76,225

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 17249

• Active inventory: 2
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,048 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $68

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 89%

Sensitivity live

Price	-10% $144	-5% $106	+0% $68	+5% $30	+10% $-8
Rent	-10% $-15	-5% $27	+0% $68	+5% $109	+10% $151
Rate	-1.0pp $123	-0.5pp $96	base $68	+0.5pp $40	+1.0pp $11

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 6 events

1. 2026-04-18
   status Pending 357-char remark

   Show marketing remark (357 chars)

   Home on Valley St Rockhill. 2-3 Bedrooms. Main floor laundry and 3/4 bath for convenience. Living room is being used as a bedroom. Kitchen has lots of cabinet storage. The Great Room addition adds more living space with a porch for your summer enjoyment. Full bath upstairs. Fenced yard for any pets. Garage in back for more storage. Newer roof and windows.

2. 2026-04-18
   status Pending

   Show marketing remark (357 chars)

   Home on Valley St Rockhill. 2-3 Bedrooms. Main floor laundry and 3/4 bath for convenience. Living room is being used as a bedroom. Kitchen has lots of cabinet storage. The Great Room addition adds more living space with a porch for your summer enjoyment. Full bath upstairs. Fenced yard for any pets. Garage in back for more storage. Newer roof and windows.

3. 2026-03-24
   price $110,000 357-char remark

   Show marketing remark (357 chars)

   Home on Valley St Rockhill. 2-3 Bedrooms. Main floor laundry and 3/4 bath for convenience. Living room is being used as a bedroom. Kitchen has lots of cabinet storage. The Great Room addition adds more living space with a porch for your summer enjoyment. Full bath upstairs. Fenced yard for any pets. Garage in back for more storage. Newer roof and windows.

4. 2026-03-03
   price $110,000
5. 2026-01-16
   listed $115,000 Active 357-char remark

   Show marketing remark (357 chars)

   Home on Valley St Rockhill. 2-3 Bedrooms. Main floor laundry and 3/4 bath for convenience. Living room is being used as a bedroom. Kitchen has lots of cabinet storage. The Great Room addition adds more living space with a porch for your summer enjoyment. Full bath upstairs. Fenced yard for any pets. Garage in back for more storage. Newer roof and windows.

6. 2026-01-16
   listed $115,000 Active

   Show marketing remark (357 chars)

   Home on Valley St Rockhill. 2-3 Bedrooms. Main floor laundry and 3/4 bath for convenience. Living room is being used as a bedroom. Kitchen has lots of cabinet storage. The Great Room addition adds more living space with a porch for your summer enjoyment. Full bath upstairs. Fenced yard for any pets. Garage in back for more storage. Newer roof and windows.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 8 d/yr ≥98°F today · 18 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: $12,581
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,006
• − Management: −$1,006
• − Depreciation: −$3,200
• Taxable loss: −$994
• Est. tax savings @ 24.0%: +$239
• After-tax cash flow: $1,055/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: Southern Huntingdon County SD
• NCES district ID: 4222320
• Math proficiency: 22% ▼ -9.00%
• Reading proficiency: 45% ▼ -8.00%
• Median HH income: $45,193
• Composite: 28.55/100
• National rank: #6730
• State rank: #428 of 539 in PA

Livability — Rockhill

• Score: 67/100
• State rank: #958
• US rank: #10508

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rockhill, PA
• City population: 380
• Population (ZIP): 380

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 (96%)
• Race & ethnicity: White 96% Black 4%
• Common ancestry: Portuguese 1% Iranian 1%

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: —
• Current HPI: —
• 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

-4.3% since first listed

6 events — show timeline

• 2026-04-18 Pending — HCBR
• 2026-04-18 Pending — BRIGHT MLS
• 2026-03-24 Price Changed $110,000 HCBR
• 2026-03-03 Price Changed $110,000 BRIGHT MLS
• 2026-01-16 Listed $115,000 HCBR
• 2026-01-16 Listed $115,000 BRIGHT MLS