944 Decker Hollow Rd · Snyder, PA 16686

$59,000

3 bd · 2.0 ba · 1,000 sqft · SingleFamily · 11 Days on market

Built 1940 3.23 ac lot

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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 +29.5/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.1/10.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

EXCELLENT INVESTMENT OPPORTUNITY! This home features 3 bedrooms, 2 bathrooms, a living room, dining room, kitchen, laundry area, screened-in porch, basement, and more. Situated on over 3 acres, the property offers plenty of outdoor space to enjoy along with an attached carport and utility shed providing excellent storage. Conveniently located near Tyrone, PA, Rt. 99, and Rt. 453, this property offers both privacy and accessibility. The home is in need of TLC and all items currently in the home will convey. Bring your ideas and finishing touches to make this property shine! This property will be offered at online only auction on Thursday, July 9, 2026, at 4:00PM. The List price in no way rep

Key facts

• 3.23 acre lot
• Parking
• Built 1940

Property features AI

Exterior

• Parking: Attached carport (1 space); total of 1 garage/parking space
• Utilities: Well water; Public sewer
• Home design: Detached home; Estimated year built
• Construction: Metal siding; Block foundation
• Exterior features: Detached structure; Above-grade and below-grade other structures; Full, unfinished basement

Interior

• Kitchen: Kitchen
• Bedrooms: Three bedrooms (all on the first upper level)
• Bathrooms: Two full bathrooms (one on main level, one on first upper level)
• Heating & cooling: Forced air heating; Oil-fired heating; Electric hot water
• Interior features: Estimated living area; Living room; Dining room; Screened porch
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($897 rent vs $59k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Tyrone Area SD (town): math 35% / reading 57% proficiency, ranked #263 of 539 in PA (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tyrone Area El Sch (math 46% / reading 67%, grade C+, #487 of 1,518 statewide, top 32%, 679 students, 58% FRL); Tyrone Area Ms (math 19% / reading 52%, grade F, #317 of 512 statewide, top 63%, 530 students, 51% FRL); Tyrone Area Hs (math 87%, 550 students, 43% FRL).
• Market conditions: 51 active listings in the ZIP; 99 units permitted in Blair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $408 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Blair County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.8% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $8k; list at $59k implies a 687% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; flood insurance adds $66/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.52% ✓
• Cap rate: 10.58%
• Cash-on-cash: 15.30%
• DSCR: 1.68
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.17×
• Total profit: $2,816
• Equity at exit: $12,082

10-year hold

• IRR: 11.7%
• Equity multiple: 2.06×
• Total profit: $17,504
• Equity at exit: $10,925

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 16686

• Home prices YoY: -0.7%
• Active inventory: 51
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $897 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$164 /mo · $1,969/yr
• Insurance: −$25
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $144

Break-even live

Break-even rent $715

Max offer price $59,000

Occupancy floor 79%

Sensitivity live

Price	-10% $178	-5% $161	+0% $144	+5% $127	+10% $111
Rent	-10% $73	-5% $109	+0% $144	+5% $180	+10% $215
Rate	-1.0pp $174	-0.5pp $159	base $144	+0.5pp $129	+1.0pp $113

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 11 events

1. 2026-06-21
   days on market $59,000 Active 11 DOM
2. 2026-06-19
   days on market $59,000 Active 9 DOM
3. 2026-06-18
   days on market $59,000 Active 8 DOM
4. 2026-06-17
   days on market $59,000 Active 7 DOM
5. 2026-06-16
   days on market $59,000 Active 6 DOM
6. 2026-06-15
   days on market $59,000 Active 5 DOM
7. 2026-06-14
   days on market $59,000 Active 3 DOM
8. 2026-06-13
   status $59,000 Active 2 DOM
9. 2026-06-10
   days on market $59,000 Coming Soon 2 DOM
10. 2026-06-09
    remarks 699-char remark
11. 2026-06-09
    listed $59,000 Coming Soon 1 DOM

ⓘ 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: $1,969 · $164/mo
• Projected year-2 tax: $1,969 · $164/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 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,764
• − Mortgage interest: −$3,305
• − Property taxes: −$1,969
• − Insurance: −$1,092
• − Repairs & maintenance: −$861
• − Management: −$861
• − Depreciation: −$1,716
• Taxable income: $959
• Est. tax owed @ 24.0%: −$230
• After-tax cash flow: $1,499/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: Tyrone Area SD
• NCES district ID: 4224030
• Math proficiency: 35% ▼ -10.00%
• Reading proficiency: 57% ▼ -14.00%
• Median HH income: $45,447
• Composite: 38.94/100
• National rank: #4089
• State rank: #263 of 539 in PA

Livability — Snyder

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

Census & demographics

• Population (ZIP): 13,000

Population outlook (Blair County) Hauer SSP2

• Today (2025): 121,571 people
• By 2030: 117,966 · -3.0%
• By 2040: 109,174 · -10.2%
• By 2050: 99,542 · -18.1%
• By 2075: 76,775 · -36.8%
• By 2100: 54,326 · -55.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Slovak 2% Subsaharan African 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Blair

• 2024 margin: Solid R (+43.5) · D 27.9% · R 71.4%
• 2008→2024 swing: -19.2pp toward R · 2008: -24.3pp · 2024: -43.5pp
• All cycles: 2024: R+43.5 2020: R+43.5 2016: R+46.4 2012: R+33.5 2008: R+24.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.77%
• Current HPI: 254.3042
• 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

+686.7% since first listed

2 events — show timeline

• 2026-06-08 Coming Soon $59,000 BRIGHT MLS
• 1966-03-01 Sold (Public Records) $7,500 Public Records

Property tax history

+9.1%/yr

Latest (2025): $1,969 · +4.7% YoY. Source: county tax records.