1020 Clark Hill Rd · Perry, PA 17853

$200,000

2 bd · 2.0 ba · 1,798 sqft · SingleFamily · 30 Days on market

Built 2012 9.91 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 +7.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Schools +4.1/10.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0

Listing remarks

This property is going to onsite auction 7/11/2026 at 12:00 PM and is being sold with reserve. LISTED PRICE IS ONLY A SUGGESTED OPENING BID AND IS NOT INDICATIVE OF THE FINAL SALES PRICE WHICH WILL BE BY SELLER CONFIRMATION DAY OF AUCTION. Terms: Down payment of $35,000 required day of auction. Settlement on or before September 14, 2026. Transfer taxes to be paid by buyer. Real Estate taxes shall be prorated. Nestled adjacent to scenic Pennsylvania State Game Lands, this exceptional property offers quality craftsmanship and potential. Built in 2012 by Fisher Bros Builders the well-maintained home features 2 bedrooms, 2 bathrooms, and a full basement constructed Superior Wal

Key facts

• Hand-dug well
• Geothermal heating
• Backup generator

Tags

• GEOTHERMAL HEATING
• CENTRAL AIR CONDITIONING
• STONE WOOD-BURNING FIREPLACES
• BACKUP GENERATOR
• THREE WELLS
• HAND-DUG WELL

Property features AI

Finance

• Other: Fee simple ownership; Not located in a federal flood zone

Exterior

• Parking: Attached 2-car garage with inside access; Additional garage structures on the property
• Utilities: Well water; On-site septic; Electric service (200+ amp); Geothermal system present; Electric hot water
• Home design: Detached structure; Estimated year built; Metal roof; Concrete perimeter foundation; Above-grade and below-grade structures (including barn, shed/shop, 2nd garage)
• Construction: Vinyl siding; Metal roof; Concrete perimeter foundation; Multiple outbuildings: barn, shed/shop, second garage
• Exterior features: Porch(es); Adjoins game land; Front and rear yards; Partly wooded with trees; Road frontage; Rural setting

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: One bedroom on the main level; One bedroom on the upper level
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air conditioning; Electric and geothermal heating/cooling options; 200+ amp electrical service with circuit breakers
• Interior features: Insulated doors and windows; Entry-level bedroom; Two stone and wood fireplaces; Unfinished basement
• Laundry & utility: Laundry on the main floor; Electric hot water

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-210 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (18.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (18.5% below list).
• Recommended offer: $163k (18.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Midd-West SD (rural): math 41% / reading 55% proficiency, ranked #225 of 539 in PA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP; 48 units permitted in Snyder County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (3.8% local appreciation)).
• Snyder County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 4, 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 30 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $140k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $162,868 (18.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.82% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.50%
• DSCR: 0.80
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.7%
• Equity multiple: 1.35×
• Total profit: $19,390
• Equity at exit: $99,066

10-year hold

• IRR: 8.4%
• Equity multiple: 2.39×
• Total profit: $77,684
• Equity at exit: $160,193

Cash invested: $56,000 (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 17853

• Home prices YoY: 2.8%
• Active inventory: 10
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,631 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$366 /mo · $4,396/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $-210

Break-even live

Break-even rent $1,897

Max offer price $162,868

Occupancy floor —

Sensitivity live

Price	-10% $-97	-5% $-154	+0% $-210	+5% $-267	+10% $-323
Rent	-10% $-339	-5% $-275	+0% $-210	+5% $-146	+10% $-81
Rate	-1.0pp $-109	-0.5pp $-159	base $-210	+0.5pp $-262	+1.0pp $-315

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $200,000 Active 30 DOM
2. 2026-06-18
   days on market $200,000 Active 28 DOM
3. 2026-06-17
   days on market $200,000 Active 27 DOM
4. 2026-06-16
   days on market $200,000 Active 26 DOM
5. 2026-06-15
   days on market $200,000 Active 25 DOM
6. 2026-06-13
   days on market $200,000 Active 23 DOM
7. 2026-06-12
   days on market $200,000 Active 22 DOM
8. 2026-06-09
   days on market $200,000 Active 19 DOM
9. 2026-06-08
   days on market $200,000 Active 18 DOM
10. 2026-06-08
    days on market $200,000 Active 17 DOM
11. 2026-06-07
    days on market $200,000 Active 16 DOM
12. 2026-06-04
    days on market $200,000 Active 13 DOM
13. 2026-06-02
    days on market $200,000 Active 12 DOM
14. 2026-06-01
    days on market $200,000 Active 11 DOM
15. 2026-05-31
    days on market $200,000 Active 10 DOM
16. 2026-05-21
    listed $200,000 Active
17. 2010-09-13
    soldstatus $140,000

ⓘ 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: $4,396 · $366/mo
• Projected year-2 tax: $4,396 · $366/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,569
• − Mortgage interest: −$11,203
• − Property taxes: −$4,396
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,566
• − Management: −$1,566
• − Depreciation: −$5,818
• Taxable loss: −$5,979
• Est. tax savings @ 24.0%: +$1,435
• After-tax cash flow: $-1,087/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: Midd-West SD
• NCES district ID: 4215210
• Math proficiency: 41% ▼ -9.00%
• Reading proficiency: 55% ▼ -8.00%
• Median HH income: $45,875
• Composite: 40.68/100
• National rank: #3675
• State rank: #225 of 539 in PA

Livability — Perry

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

Census & demographics

• Population (ZIP): 3,047

Population outlook (Snyder County) Hauer SSP2

• Today (2025): 41,720 people
• By 2030: 42,207 · +1.2%
• By 2040: 42,918 · +2.9%
• By 2050: 43,125 · +3.4%
• By 2075: 42,498 · +1.9%
• By 2100: 39,544 · -5.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Asian 1%
• Common ancestry: Polish 2% Romanian 1% Serbian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 88% English-only · German/W. Germanic 11% Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Snyder

• 2024 margin: Solid R (+47.0) · D 26.1% · R 73.2%
• 2008→2024 swing: -17.8pp toward R · 2008: -29.2pp · 2024: -47.0pp
• All cycles: 2024: R+47.0 2020: R+47.4 2016: R+47.3 2012: R+35.9 2008: R+29.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.80%
• Current HPI: 139.92
• 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

+42.9% since first listed

2 events — show timeline

• 2026-05-21 Listed $200,000 BRIGHT MLS
• 2010-09-13 Sold (Public Records) $140,000 Public Records

Property tax history

+2.1%/yr

Latest (2026): $4,396 · +2.3% YoY. Source: county tax records.