435 Neitz Valley Rd · Washington, PA 17870

$119,900

2 bd · 1.0 ba · 1,084 sqft · Manufactured · 129 Days on market

Built 1987 1.66 ac lot $111/sqft · 63% below area ↓ 7% since listing

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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 +14.2/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• DSCR +4.3/10.0
• Livability +4.2/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Within 5 miles to downtown with restaurants, shopping and entertainment - 5 miles to highway 15 for easy access to Harrisburg, and 20 miles to Lewisburg is this fabulous, private acreage with views for miles! Escape the busy life without compromising easy access to civilization! This one of a kind opportunity comes with a ranch style home on well and septic. Within 15 miles of State Game Lands, this property could be your shot at everything your heart desires! Square footage to be independently verified by buyer.

Key facts

• Views for miles
• Private acreage
• Ranch style home

Tags

• PRIVATE ACREAGE
• VIEWS FOR MILES
• RANCH STYLE HOME
• EASY ACCESS TO HIGHWAY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $19 ($232/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (16.7% below list).
• Recommended offer: $100k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.8% in Washington — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 85/100 on livability (#77 in PA, #558 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D-.
• Selinsgrove Area SD (town): math 46% / reading 60% proficiency, ranked #138 of 539 in PA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 49 active listings in the ZIP; 48 units permitted in Snyder County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Snyder County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $99,834 (16.7% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 17% 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 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. 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?
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: 0.83% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.69%
• DSCR: 1.03
• GRM: 10.0

CMA / ARV

• ARV (median comp): $323,452
• List price: $119,900
• Delta: -62.93%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -15.2%
• Equity multiple: 0.46×
• Total profit: $-18,221
• Equity at exit: $17,877

10-year hold

• IRR: -6.7%
• Equity multiple: 0.57×
• Total profit: $-14,370
• Equity at exit: $10,367

Cash invested: $33,572 (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 17870

• Active inventory: 49
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $998 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$91 /mo · $1,088/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $19

Break-even live

Break-even rent $974

Max offer price $119,900

Occupancy floor 93%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $119,900 Active 129 DOM
2. 2026-06-17
   days on market $119,900 Active 128 DOM
3. 2026-06-16
   days on market $119,900 Active 127 DOM
4. 2026-06-15
   days on market $119,900 Active 126 DOM
5. 2026-06-13
   days on market $119,900 Active 124 DOM
6. 2026-06-12
   days on market $119,900 Active 123 DOM
7. 2026-06-09
   days on market $119,900 Active 120 DOM
8. 2026-06-08
   days on market $119,900 Active 119 DOM
9. 2026-06-08
   days on market $119,900 Active 118 DOM
10. 2026-06-07
    pricedays on market $119,900 Active 117 DOM
11. 2026-06-04
    days on market $129,900 Active 114 DOM
12. 2026-06-02
    days on market $129,900 Active 113 DOM
13. 2026-06-01
    days on market $129,900 Active 112 DOM
14. 2026-05-31
    days on market $129,900 Active 111 DOM
15. 2026-04-08
    price $129,900 518-char remark

    Show marketing remark (518 chars)

    Within 5 miles to downtown with restaurants, shopping and entertainment - 5 miles to highway 15 for easy access to Harrisburg, and 20 miles to Lewisburg is this fabulous, private acreage with views for miles! Escape the busy life without compromising easy access to civilization! This one of a kind opportunity comes with a ranch style home on well and septic. Within 15 miles of State Game Lands, this property could be your shot at everything your heart desires! Square footage to be independently verified by buyer.

16. 2026-02-17
    status Active 518-char remark

    Show marketing remark (518 chars)

    Within 5 miles to downtown with restaurants, shopping and entertainment - 5 miles to highway 15 for easy access to Harrisburg, and 20 miles to Lewisburg is this fabulous, private acreage with views for miles! Escape the busy life without compromising easy access to civilization! This one of a kind opportunity comes with a ranch style home on well and septic. Within 15 miles of State Game Lands, this property could be your shot at everything your heart desires! Square footage to be independently verified by buyer.

17. 2026-02-13
    historical 518-char remark

    Show marketing remark (518 chars)

    Within 5 miles to downtown with restaurants, shopping and entertainment - 5 miles to highway 15 for easy access to Harrisburg, and 20 miles to Lewisburg is this fabulous, private acreage with views for miles! Escape the busy life without compromising easy access to civilization! This one of a kind opportunity comes with a ranch style home on well and septic. Within 15 miles of State Game Lands, this property could be your shot at everything your heart desires! Square footage to be independently verified by buyer.

18. 2026-02-05
    listed $139,900 Active 518-char remark

    Show marketing remark (518 chars)

    Within 5 miles to downtown with restaurants, shopping and entertainment - 5 miles to highway 15 for easy access to Harrisburg, and 20 miles to Lewisburg is this fabulous, private acreage with views for miles! Escape the busy life without compromising easy access to civilization! This one of a kind opportunity comes with a ranch style home on well and septic. Within 15 miles of State Game Lands, this property could be your shot at everything your heart desires! Square footage to be independently verified by buyer.

ⓘ 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: $1,088 · $91/mo
• Projected year-2 tax: $1,491 · $124/mo
• Expected delta: +$403/yr (+$34/mo · 37.1%)

ⓘ 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 ≥100°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 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,980
• − Mortgage interest: −$6,716
• − Property taxes: −$1,088
• − Insurance: −$600
• − Repairs & maintenance: −$958
• − Management: −$958
• − Depreciation: −$3,488
• Taxable loss: −$1,828
• Est. tax savings @ 24.0%: +$439
• After-tax cash flow: $670/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: Selinsgrove Area SD
• NCES district ID: 4221120
• Math proficiency: 46% ▼ -13.00%
• Reading proficiency: 60% ▼ -10.00%
• Median HH income: $51,182
• Composite: 45.33/100
• National rank: #2642
• State rank: #138 of 539 in PA

Livability — Washington

• Score: 85/100
• State rank: #77
• US rank: #558

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 50,348
• Population (ZIP): 14,538

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3% Black 2%
• Common ancestry: Romanian 7% Lithuanian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 2% German/W. Germanic 1% Russian/Polish/Slavic 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: ▼ -93.74%
• Current HPI: 97.5016
• 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

-7.1% since first listed

4 events — show timeline

• 2026-04-08 Price Changed $129,900 BRIGHT MLS
• 2026-02-17 Relisted — BRIGHT MLS
• 2026-02-13 Listing Removed — BRIGHT MLS
• 2026-02-05 Listed $139,900 BRIGHT MLS

Property tax history

+1.6%/yr

Latest (2026): $1,088 · +2.5% YoY. Source: county tax records.