195 Old Route 62 · Tionesta, PA 16321

$65,000

4 bd · 1.0 ba · 1,120 sqft · SingleFamily · 16 Days on market

Fair condition 1.30 ac lot

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Escape to the great outdoors with this unique property offering endless potential as a weekend camp, fishing retreat, or full-time residence. Situated on 1.3+/- acres, this property features 3 sheds, including 2 nestled along scenic Prather Run, a designated wild trout stream that provides a peaceful setting and excellent fishing opportunities right outside your door. Outdoor enthusiasts will appreciate being less than 1 mile from the West Hickory Boat Access on the Allegheny River and just minutes from East Hickory Creek, a well-known stocked trout stream. Whether you enjoy fishing, boating, hunting, hiking, or simply relaxing in nature, this location puts it all within easy reach. The 4 b

Key facts

• 3 sheds
• 1.3 acre lot
• Garage

Tags

• 3 SHEDS
• DESIGNATED WILD TROUT STREAM

Property features AI

Exterior

• Parking: Detached garage (1 covered garage space, 1 total parking space)
• Utilities: Well water; Septic tank sewer; 100 Amp electric service
• Home design: Residential property; Two stories; Entry on main level
• Construction: Built with wood siding; Composition and metal roof; Pillar/post/pier foundation
• Exterior features: Porch; Storage; Waterfront property

Interior

• Kitchen: Refrigerator
• Flooring: Laminate flooring; Wood flooring
• Heating & cooling: Natural gas heating; Wall furnace; No central air
• Interior features: Refrigerator included; Storage available; Porch

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#924 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: employment D, amenities F, commute F.
• 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.
• Market conditions: 2 active listings in the ZIP; 6 units permitted in Forest County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $2k appreciation (3.0% local appreciation)).
• Forest County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $314/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.74% ✓
• Cap rate: 14.54%
• Cash-on-cash: 29.44%
• DSCR: 2.31
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 15.9%
• Equity multiple: 1.91×
• Total profit: $16,498
• Equity at exit: $29,227

10-year hold

• IRR: 17.6%
• Equity multiple: 3.59×
• Total profit: $47,176
• Equity at exit: $45,042

Cash invested: $18,200 (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 16321

• Active inventory: 2
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,134 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• Flood insurance flood zone: −$314 /mo · $3,765/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $133

Break-even live

Break-even rent $966

Max offer price $65,000

Occupancy floor 83%

Sensitivity live

Price	-10% $178	-5% $155	+0% $133	+5% $110	+10% $88
Rent	-10% $43	-5% $88	+0% $133	+5% $178	+10% $222
Rate	-1.0pp $166	-0.5pp $149	base $133	+0.5pp $116	+1.0pp $99

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $65,000 Active 16 DOM
2. 2026-06-21
   days on market $65,000 Active 15 DOM
3. 2026-06-18
   days on market $65,000 Active 13 DOM
4. 2026-06-17
   days on market $65,000 Active 12 DOM
5. 2026-06-16
   days on market $65,000 Active 11 DOM
6. 2026-06-15
   days on market $65,000 Active 10 DOM
7. 2026-06-13
   days on market $65,000 Active 8 DOM
8. 2026-06-12
   days on market $65,000 Active 7 DOM
9. 2026-06-09
   days on market $65,000 Active 4 DOM
10. 2026-06-08
    days on market $65,000 Active 3 DOM
11. 2026-06-08
    days on market $65,000 Active 2 DOM
12. 2026-06-07
    remarks 699-char remark
13. 2026-06-07
    listed $65,000 Active 1 DOM

ⓘ 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 10/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥91°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,606
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$4,090
• − Repairs & maintenance: −$1,088
• − Management: −$1,088
• − Depreciation: −$1,891
• Taxable income: $832
• Est. tax owed @ 24.0%: −$200
• After-tax cash flow: $1,394/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.

Condition & rehab AI · 7 photos

Fair 45/100 Moderate rehab

This property requires extensive repairs and updates to its roof, exterior siding, flooring, interior walls, bathrooms, and kitchen. Landscaping and fencing also need attention. The property has potential for significant value increase with these improvements.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Major exterior siding — The exterior siding is peeling and in need of repainting or replacement.
• Major flooring — The flooring in the interior appears to be worn and in need of replacement.
• Major interior walls — The interior walls show signs of wear and may need repainting or repairs.
• Major bathrooms — The bathrooms appear to be in poor condition, with visible wear and tear.
• Major kitchen — The kitchen appears to be in poor condition, with visible wear and tear.
• Major HVAC system — The HVAC system appears to be in poor condition, with visible wear and tear.
• Major landscaping — The landscaping appears to be in poor condition, with overgrown vegetation and a lack of maintenance.
• Major fencing — The fencing appears to be in poor condition, with visible wear and tear.

Value-add opportunities

• Resale roof replacement — A new roof will significantly improve the home's curb appeal and increase its resale value.
• Resale exterior siding replacement — A new exterior siding will improve the home's curb appeal and increase its resale value.
• Resale flooring replacement — New flooring will improve the home's interior appearance and increase its resale value.
• Resale interior wall repairs and repainting — New interior walls and repainting will improve the home's interior appearance and increase its resale value.
• Resale bathroom updates — New bathrooms will improve the home's interior appearance and increase its resale value.
• Resale kitchen updates — New kitchen appliances and updates will improve the home's interior appearance and increase its resale value.
• Resale HVAC system replacement — A new HVAC system will improve the home's comfort and energy efficiency and increase its resale value.
• Both landscaping — New landscaping will improve the home's curb appeal and increase its resale and rental value.
• Both fencing — New fencing will improve the home's curb appeal and increase its resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
exterior siding · The exterior siding is peeling and in need of repainting or replacement.	Major	$15,000–50,000
flooring · The flooring in the interior appears to be worn and in need of replacement.	Major	$15,000–50,000
interior walls · The interior walls show signs of wear and may need repainting or repairs.	Major	$15,000–50,000
bathrooms · The bathrooms appear to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
kitchen · The kitchen appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
HVAC system · The HVAC system appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
landscaping · The landscaping appears to be in poor condition, with overgrown vegetation and a lack of maintenance.	Major	$15,000–50,000
fencing · The fencing appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
Total estimated repair cost · 9 items		$135,000–450,000

Value-add ROI direction

• Resale roof replacement — A new roof will significantly improve the home's curb appeal and increase its resale value. ↑
• Resale exterior siding replacement — A new exterior siding will improve the home's curb appeal and increase its resale value. ↑
• Resale flooring replacement — New flooring will improve the home's interior appearance and increase its resale value. ↑
• Resale interior wall repairs and repainting — New interior walls and repainting will improve the home's interior appearance and increase its resale value. ↑
• Resale bathroom updates — New bathrooms will improve the home's interior appearance and increase its resale value. ↑
• Resale kitchen updates — New kitchen appliances and updates will improve the home's interior appearance and increase its resale value. ↑
• Resale HVAC system replacement — A new HVAC system will improve the home's comfort and energy efficiency and increase its resale value. ↑
• Both landscaping — New landscaping will improve the home's curb appeal and increase its resale and rental value. ↑
• Both fencing — New fencing will improve the home's curb appeal and increase its resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Tionesta

• Score: 67/100
• State rank: #924
• US rank: #10230

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10

Population outlook (Forest County) Hauer SSP2

• Today (2025): 7,354 people
• By 2030: 7,340 · -0.2%
• By 2040: 7,255 · -1.3%
• By 2050: 6,992 · -4.9%
• By 2075: 5,878 · -20.1%
• By 2100: 4,869 · -33.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%

Political lean MEDSL · Forest

• 2024 margin: Solid R (+44.5) · D 27.3% · R 71.8%
• 2008→2024 swing: -31.0pp toward R · 2008: -13.4pp · 2024: -44.5pp
• All cycles: 2024: R+44.5 2020: R+43.6 2016: R+44.0 2012: R+21.1 2008: R+13.4

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

1 event — show timeline

• 2026-06-06 Listed $65,000 AVBREALTORS