108 Pat Ln · Potters Mills, PA 16875

$85,000

2 bd · 1.0 ba · 1,556 sqft · Other public records · 14 Days on market

Built 1978 2.34 ac lot ↓ 49% since listing

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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
• Schools +4.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.1/10.0

Listing remarks MLS

Landscaped by nature. It s a whole different world of peaceful mornings & quiet evenings. Darling 3 bdrm, 1.5 bath ranch boasts laminate flooring, energy efficient heating & cooling system, central air, Morso wood stove, finished lower level, perennial gardens, wooded lot, beautiful views, perfectly positioned on 2.34 acres (animals welcome)!

Key facts

• 2.34 acre lot
• Built 1978
• Listed 14 days

Property features AI

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Electric service for heating, cooling, and hot water; Well water; On-site septic
• Home design: Detached structure; Stick-built construction; Metal roof
• Construction: Block foundation; Above-grade and below-grade structures
• Exterior features: Property is on a well; On-site septic system; No tidal water

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom; 1 half bathroom on a lower level
• Heating & cooling: Baseboard electric heat; Ductless / mini-split cooling; Electric hot water
• Interior features: Full, partially finished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Penns Valley Area SD (rural): math 48% / reading 57% proficiency, ranked #144 of 539 in PA (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 15 active listings in the ZIP; 399 units permitted in Centre County in 2024 (44 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Centre County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1978 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.58% ✓
• Cap rate: 11.32%
• Cash-on-cash: 17.97%
• DSCR: 1.80
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 9.6%
• Equity multiple: 1.38×
• Total profit: $9,011
• Equity at exit: $12,674

10-year hold

• IRR: 18.8%
• Equity multiple: 2.57×
• Total profit: $37,440
• Equity at exit: $7,349

Cash invested: $23,800 (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 16875

• Home prices YoY: -2.6%
• Active inventory: 15
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,342 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$222 /mo · $2,668/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $356

Break-even live

Break-even rent $890

Max offer price $85,000

Occupancy floor 68%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   status $85,000 Pending 14 DOM
2. 2026-06-17
   days on market $85,000 Active 14 DOM
3. 2026-06-16
   days on market $85,000 Active 13 DOM
4. 2026-06-15
   days on market $85,000 Active 12 DOM
5. 2026-06-14
   days on market $85,000 Active 10 DOM
6. 2026-06-13
   days on market $85,000 Active 9 DOM
7. 2026-06-10
   days on market $85,000 Active 7 DOM
8. 2026-06-09
   days on market $85,000 Active 6 DOM
9. 2026-06-08
   days on market $85,000 Active 5 DOM
10. 2026-06-07
    days on market $85,000 Active 4 DOM
11. 2026-06-05
    remarks 685-char remark
12. 2026-06-05
    listed $85,000 Active 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: $2,668 · $222/mo
• Projected year-2 tax: $2,668 · $222/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 16 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: $16,098
• − Mortgage interest: −$4,761
• − Property taxes: −$2,668
• − Insurance: −$425
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$2,473
• Taxable income: $3,196
• Est. tax owed @ 24.0%: −$767
• After-tax cash flow: $3,509/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: Penns Valley Area SD
• NCES district ID: 4218810
• Math proficiency: 48% ▼ -8.00%
• Reading proficiency: 57% ▼ -14.00%
• Median HH income: $51,830
• Composite: 45.0/100
• National rank: #2700
• State rank: #144 of 539 in PA

Livability — Potters Mills

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

Census & demographics

• Population (ZIP): 3,692

Population outlook (Centre County) Hauer SSP2

• Today (2025): 177,113 people
• By 2030: 185,138 · +4.5%
• By 2040: 196,009 · +10.7%
• By 2050: 205,070 · +15.8%
• By 2075: 217,575 · +22.8%
• By 2100: 230,649 · +30.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Asian 3% Two or more races 1%
• Common ancestry: Polish 4% Romanian 3% Iranian 2%
• Foreign-born: 1%
• Languages at home: 92% English-only · German/W. Germanic 7% Spanish 1%

Political lean MEDSL · Centre

• 2024 margin: Toss-up / Even · D 50.9% · R 48.1% · Other 1.0%
• 2008→2024 swing: -9.0pp toward R · 2008: 11.8pp · 2024: 2.8pp
• All cycles: 2024: D+2.8 2020: D+4.8 2016: D+1.9 2012: R+0.0 2008: D+11.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -5.83%
• Current HPI: 218.0385
• 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

-49.1% since first listed

6 events — show timeline

• 2026-06-03 Listed $85,000 BRIGHT MLS
• 2008-08-28 Sold (Public Records) $154,250 Public Records
• 2008-08-28 Sold (MLS) $154,250 BRIGHT MLS
• 2008-04-29 Listed $149,500 BRIGHT MLS
• 2007-10-26 Listing Removed — BRIGHT MLS
• 2007-10-26 Listed $167,000 BRIGHT MLS

Property tax history

+1.5%/yr

Latest (2026): $2,668 · +0.8% YoY. Source: county tax records.