2815 Hoot & Holler · Pine Grove Mills, PA 16669

$49,900

2 bd · None ba · 768 sqft · SingleFamily public records · 1 Days on market

Built 1960

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Livability +4.3/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

State Forest lease camp located within Rothrock State Forest offering direct access to almost 97,000 acres of public land. This two-bedroom camp includes electric service, spring water, a kitchen, large common area, and a bathroom with sink and shower. The camp already has a room in place for a bathroom upgrade, providing the option to install an incinerating toilet to complete the setup and rounding out the creature comforts of home at camp. The camp is functional in its current condition while also offering clear potential for future improvements. Buyers may choose to update interior finishes, improve systems, or reconfigure the living space to better suit their needs. Conveniently locate

Key facts

• 4 parking spots
• Built 1960

Tags

• DIRECT ACCESS TO PUBLIC LAND
• ROOM FOR BATHROOM UPGRADE
• SHORT DRIVE TO STATE PARK

Property features AI

Finance

• Financial info: Land lease amount $200 per year; 99 years remaining

Exterior

• Parking: Driveway with 4 spaces; Total of 4 garage/parking spaces; Dirt driveway
• Utilities: Water from private spring (holding tank); Holding tank sewer; 60+ gallon hot water tank; Power/utilities: private (not otherwise specified)
• Home design: Detached structure; Land lease ownership (99 years remaining); Land lease payment of $200 annually
• Construction: Built (year source: assessor); Crawl space and pillar/post/pier foundation
• Exterior features: Not in a federal flood zone; T-1-11 exterior siding; Shingle roof; Above- and below-grade structures present

Interior

• Bedrooms: 2 bedrooms on the main level
• Flooring: Wood flooring
• Heating & cooling: Wood-burning stove; Other heating
• Interior features: Paneled walls; Partially furnished

What this means for you Summary

Snapshot

• This is a 2-bed/?-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($857 rent vs $50k).

Location & tenants

• Location reads 86/100 on livability (#64 in PA, #456 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: amenities F, health & safety F.
• Juniata Valley SD (rural): math 25% / reading 48% proficiency, ranked #393 of 539 in PA (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 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 $2k of equity ($345 loan paydown + $1k appreciation (2.7% 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 (2.7% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $49,900

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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?
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: 1.72% ✓
• Cap rate: 15.00%
• Cash-on-cash: 31.11%
• DSCR: 2.38
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.4%
• Equity multiple: 3.02×
• Total profit: $28,271
• Equity at exit: $21,582

10-year hold

• IRR: 36.8%
• Equity multiple: 5.96×
• Total profit: $69,323
• Equity at exit: $32,611

Cash invested: $13,972 (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 16669

• Home prices YoY: 2.6%
• Active inventory: 10
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $857 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$32 /mo · $387/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $362

Break-even live

Break-even rent $398

Max offer price $49,900

Occupancy floor 53%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-06
   status Pending
2. 2026-05-05
   listed $49,900 Active

ⓘ 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: $387 · $32/mo
• Projected year-2 tax: $588 · $49/mo
• Expected delta: +$201/yr (+$17/mo · 52.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,282
• − Mortgage interest: −$2,795
• − Property taxes: −$387
• − Insurance: −$250
• − Repairs & maintenance: −$823
• − Management: −$823
• − Depreciation: −$1,452
• Taxable income: $3,754
• Est. tax owed @ 24.0%: −$901
• After-tax cash flow: $3,446/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: Juniata Valley SD
• NCES district ID: 4212630
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 48% ▼ -12.00%
• Median HH income: $49,467
• Composite: 31.45/100
• National rank: #5981
• State rank: #393 of 539 in PA

Livability — Pine Grove Mills

• Score: 86/100
• State rank: #64
• US rank: #456

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,174
• Population (ZIP): 2,104

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Serbian 2% Slovak 2% Iranian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 0%

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: ▲ 2.69%
• Current HPI: 106.0864
• 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

2 events — show timeline

• 2026-05-06 Pending — BRIGHT MLS
• 2026-05-05 Listed $49,900 BRIGHT MLS

Property tax history

+1.5%/yr

Latest (2026): $387 · +0.0% YoY. Source: county tax records.