110 Van Ness St · Sykesville, PA 15865

$114,000

3 bd · 2.0 ba · 695 sqft · SingleFamily public records · 318 Days on market

Built 1927 0.51 ac lot $164/sqft · 73% above area Est $133k · 14% under

---

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).

• ARV discount +13.9/15.0
• Cash flow +12.0/30.0
• Appreciation +5.0/10.0
• Schools +3.9/10.0
• DSCR +3.5/10.0
• Livability +3.0/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 110 Van Nes Street – a classic 3-bedroom, 2-bathroom home situated on a generous lot with endless outdoor potential! This two-story beauty features rustic wood-style details that give it a warm, country charm. The home is topped with a newer metal roof for long-lasting peace of mind and low maintenance. Enjoy serene mornings or cozy evenings in the enclosed front porch, and take advantage of the huge, open yard—perfect for gardening, entertaining, or adding a future garage or outdoor living space. Whether you're a first-time buyer, investor, or someone ready to add your personal touch, this home is a must-see! Don’t miss your chance to own a piece of peaceful living in a friendly neighborhood with beautiful rolling hill views.

Key facts

• Huge open yard
• Rolling hill views
• Newer metal roof

Tags

• ENCLOSED FRONT PORCH
• NEWER METAL ROOF
• HUGE OPEN YARD
• ROLLING HILL VIEWS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $-28 ($-332/yr) — negative.
• To cash-flow at today's rent, offer at most $109k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $89k (21.8% below list).
• Recommended offer: $89k (21.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#1,486 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety D+, amenities F.
• Dubois Area SD (town): math 38% / reading 55% proficiency, ranked #262 of 539 in PA (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dubois Area Ms (math 26% / reading 51%, grade F, #275 of 512 statewide, top 55%, 1,062 students, 100% FRL); Dubois Area Shs (math 72% / reading 24%, grade D, #153 of 437 statewide, top 37%, 924 students, 100% FRL) — zoned schools average 100% FRL vs 45% district-wide (55 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 2 active listings in the ZIP; 41 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($788 loan paydown + $3k appreciation (3.0% local appreciation)).
• Jefferson County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 318 days — a 12% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $53k; list at $114k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,114 (21.8% 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. It's been on market 318 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.04%
• DSCR: 0.95
• GRM: 10.7

CMA / ARV

• ARV (median comp): $132,770
• List price: $114,000
• Delta: -14.14%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.5%
• Equity multiple: 1.37×
• Total profit: $11,948
• Equity at exit: $51,259

10-year hold

• IRR: 9.4%
• Equity multiple: 2.41×
• Total profit: $44,994
• Equity at exit: $78,997

Cash invested: $31,920 (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 15865

• Active inventory: 2
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $891 medium
• Mortgage (P&I): −$598
• Tax from tax record: −$86 /mo · $1,036/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $-28

Break-even live

Break-even rent $926

Max offer price $109,107

Occupancy floor 98%

Sensitivity live

Price	-10% $37	-5% $5	+0% $-28	+5% $-60	+10% $-92
Rent	-10% $-98	-5% $-63	+0% $-28	+5% $7	+10% $43
Rate	-1.0pp $30	-0.5pp $1	base $-28	+0.5pp $-57	+1.0pp $-87

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: $28,500
• Closing costs: $3,420
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-02-23
   price $114,000 768-char remark

   Show marketing remark (768 chars)

   Welcome to 110 Van Nes Street – a classic 3-bedroom, 2-bathroom home situated on a generous lot with endless outdoor potential! This two-story beauty features rustic wood-style details that give it a warm, country charm. The home is topped with a newer metal roof for long-lasting peace of mind and low maintenance. Enjoy serene mornings or cozy evenings in the enclosed front porch, and take advantage of the huge, open yard—perfect for gardening, entertaining, or adding a future garage or outdoor living space. Whether you're a first-time buyer, investor, or someone ready to add your personal touch, this home is a must-see! Don’t miss your chance to own a piece of peaceful living in a friendly neighborhood with beautiful rolling hill views.

2. 2026-01-03
   status Active 768-char remark

   Show marketing remark (768 chars)

   Welcome to 110 Van Nes Street – a classic 3-bedroom, 2-bathroom home situated on a generous lot with endless outdoor potential! This two-story beauty features rustic wood-style details that give it a warm, country charm. The home is topped with a newer metal roof for long-lasting peace of mind and low maintenance. Enjoy serene mornings or cozy evenings in the enclosed front porch, and take advantage of the huge, open yard—perfect for gardening, entertaining, or adding a future garage or outdoor living space. Whether you're a first-time buyer, investor, or someone ready to add your personal touch, this home is a must-see! Don’t miss your chance to own a piece of peaceful living in a friendly neighborhood with beautiful rolling hill views.

3. 2025-09-25
   historical Contingent 768-char remark

   Show marketing remark (768 chars)

   Welcome to 110 Van Nes Street – a classic 3-bedroom, 2-bathroom home situated on a generous lot with endless outdoor potential! This two-story beauty features rustic wood-style details that give it a warm, country charm. The home is topped with a newer metal roof for long-lasting peace of mind and low maintenance. Enjoy serene mornings or cozy evenings in the enclosed front porch, and take advantage of the huge, open yard—perfect for gardening, entertaining, or adding a future garage or outdoor living space. Whether you're a first-time buyer, investor, or someone ready to add your personal touch, this home is a must-see! Don’t miss your chance to own a piece of peaceful living in a friendly neighborhood with beautiful rolling hill views.

4. 2025-07-30
   price $125,000 768-char remark

   Show marketing remark (768 chars)

   Welcome to 110 Van Nes Street – a classic 3-bedroom, 2-bathroom home situated on a generous lot with endless outdoor potential! This two-story beauty features rustic wood-style details that give it a warm, country charm. The home is topped with a newer metal roof for long-lasting peace of mind and low maintenance. Enjoy serene mornings or cozy evenings in the enclosed front porch, and take advantage of the huge, open yard—perfect for gardening, entertaining, or adding a future garage or outdoor living space. Whether you're a first-time buyer, investor, or someone ready to add your personal touch, this home is a must-see! Don’t miss your chance to own a piece of peaceful living in a friendly neighborhood with beautiful rolling hill views.

5. 2025-07-16
   listed $130,000 Active 768-char remark

   Show marketing remark (768 chars)

   Welcome to 110 Van Nes Street – a classic 3-bedroom, 2-bathroom home situated on a generous lot with endless outdoor potential! This two-story beauty features rustic wood-style details that give it a warm, country charm. The home is topped with a newer metal roof for long-lasting peace of mind and low maintenance. Enjoy serene mornings or cozy evenings in the enclosed front porch, and take advantage of the huge, open yard—perfect for gardening, entertaining, or adding a future garage or outdoor living space. Whether you're a first-time buyer, investor, or someone ready to add your personal touch, this home is a must-see! Don’t miss your chance to own a piece of peaceful living in a friendly neighborhood with beautiful rolling hill views.

6. 2006-11-13
   soldstatus $53,000

ⓘ 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: $1,036 · $86/mo
• Projected year-2 tax: $1,419 · $118/mo
• Expected delta: +$382/yr (+$32/mo · 36.9%)

ⓘ 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 ≥92°F today · 18 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: $10,694
• − Mortgage interest: −$6,386
• − Property taxes: −$1,036
• − Insurance: −$570
• − Repairs & maintenance: −$855
• − Management: −$855
• − Depreciation: −$3,316
• Taxable loss: −$2,326
• Est. tax savings @ 24.0%: +$558
• After-tax cash flow: $226/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: Dubois Area SD
• NCES district ID: 4207830
• Math proficiency: 38% ▼ -7.00%
• Reading proficiency: 55% ▼ -10.00%
• Median HH income: $42,951
• Composite: 39.15/100
• National rank: #4031
• State rank: #262 of 539 in PA

Livability — Sykesville

• Score: 60/100
• State rank: #1486
• US rank: #19201

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sykesville, PA
• City population: 1,023
• Population (ZIP): 1,023

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 42,134 people
• By 2030: 40,512 · -3.8%
• By 2040: 36,747 · -12.8%
• By 2050: 32,755 · -22.3%
• By 2075: 24,402 · -42.1%
• By 2100: 16,398 · -61.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Black 3%
• Common ancestry: Romanian 9% Slovak 3% Hungarian 2%
• Languages at home: 99% English-only · Russian/Polish/Slavic 1%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+58.5) · D 20.4% · R 78.8%
• 2008→2024 swing: -28.7pp toward R · 2008: -29.8pp · 2024: -58.5pp
• All cycles: 2024: R+58.5 2020: R+58.9 2016: R+59.8 2012: R+45.4 2008: R+29.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+115.1% since first listed

6 events — show timeline

• 2026-02-23 Price Changed $114,000 West Penn MLS
• 2026-01-03 Relisted — West Penn MLS
• 2025-09-25 Contingent — West Penn MLS
• 2025-07-30 Price Changed $125,000 West Penn MLS
• 2025-07-16 Listed $130,000 West Penn MLS
• 2006-11-13 Sold (Public Records) $53,000 Public Records

Property tax history

+1.4%/yr

Latest (2026): $1,036 · -0.2% YoY. Source: county tax records.