1352 Plum St · Hopewell, PA 16678

$59,000

3 bd · 1.0 ba · 756 sqft · SingleFamily public records · 71 Days on market

0.27 ac lot $78/sqft · 41% below area Est $111k · 47% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.4/10.0
• Schools +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 0.27 acre lot
• Listed 71 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($965 rent vs $59k).
• Recommended offer: $55k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#1,615 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime D+, employment D, schools F.
• Tussey Mountain SD (rural): math 26% / reading 46% proficiency, ranked #412 of 539 in PA (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 22 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 ($408 loan paydown + $2k 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $59k implies a 97% gain — meaningful room to come down on a strong offer.

Recommended offer $55,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.64% ✓
• Cap rate: 13.84%
• Cash-on-cash: 26.95%
• DSCR: 2.20
• GRM: 5.1

CMA / ARV

• ARV (median comp): $110,832
• List price: $59,000
• Delta: -46.77%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

2.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.4%
• Equity multiple: 2.81×
• Total profit: $29,854
• Equity at exit: $25,587

10-year hold

• IRR: 33.0%
• Equity multiple: 5.50×
• Total profit: $74,294
• Equity at exit: $38,715

Cash invested: $16,520 (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 16678

• Home prices YoY: 1.8%
• Active inventory: 22
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $965 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$58 /mo · $693/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $371

Break-even live

Break-even rent $496

Max offer price $59,000

Occupancy floor 57%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $59,000 Active 71 DOM
2. 2026-06-17
   days on market $59,000 Active 70 DOM
3. 2026-06-16
   days on market $59,000 Active 69 DOM
4. 2026-06-15
   days on market $59,000 Active 68 DOM
5. 2026-06-13
   days on market $59,000 Active 66 DOM
6. 2026-06-12
   days on market $59,000 Active 65 DOM
7. 2026-06-09
   days on market $59,000 Active 62 DOM
8. 2026-06-08
   days on market $59,000 Active 61 DOM
9. 2026-06-08
   days on market $59,000 Active 60 DOM
10. 2026-06-07
    days on market $59,000 Active 59 DOM
11. 2026-06-04
    days on market $59,000 Active 56 DOM
12. 2026-06-02
    days on market $59,000 Active 55 DOM
13. 2026-06-01
    days on market $59,000 Active 54 DOM
14. 2026-05-31
    days on market $59,000 Active 53 DOM
15. 2026-05-04
    price $59,000
16. 2026-04-08
    listed $65,000 Active
17. 2025-12-22
    listed $65,000 Active
18. 2025-01-07
    soldstatus $30,000
19. 1992-09-10
    soldstatus $38,000

ⓘ 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: $693 · $58/mo
• Projected year-2 tax: $813 · $68/mo
• Expected delta: +$120/yr (+$10/mo · 17.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $11,586
• − Mortgage interest: −$3,305
• − Property taxes: −$693
• − Insurance: −$295
• − Repairs & maintenance: −$927
• − Management: −$927
• − Depreciation: −$1,716
• Taxable income: $3,723
• Est. tax owed @ 24.0%: −$893
• After-tax cash flow: $3,558/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: Tussey Mountain SD
• NCES district ID: 4223970
• Math proficiency: 26% ▼ -8.00%
• Reading proficiency: 46% ▼ -10.00%
• Median HH income: $40,095
• Composite: 30.15/100
• National rank: #6329
• State rank: #412 of 539 in PA

Livability — Hopewell

• Score: 57/100
• State rank: #1615
• US rank: #22072

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,461

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 1%
• Common ancestry: Romanian 2% Polish 2% Slovak 2%
• Foreign-born: 1% · Canada

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: ▲ 2.71%
• Current HPI: 150.9539
• 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

+55.3% since first listed

5 events — show timeline

• 2026-05-04 Price Changed $59,000 HCBR
• 2026-04-08 Listed $65,000 HCBR
• 2025-12-22 Listed $65,000 HCBR
• 2025-01-07 Sold (Public Records) $30,000 Public Records
• 1992-09-10 Sold (Public Records) $38,000 Public Records

Property tax history

-1.6%/yr

Latest (2026): $693 · -0.4% YoY. Source: county tax records.