227 Patio Ct · Bloomfield, PA 17068

$100,000

3 bd · 2.0 ba · 2,026 sqft · SingleFamily public records · 39 Days on market

Built 2005 10,019 sqft lot $49/sqft · 48% below area Est $192k · 48% under ↓ 35% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

THIS PROPERTY IS GOING TO BE OFFERED AT PUBLIC AUCTION ON JUNE 5, 2026 AT 6 PM AND IS BEING SOLD WITH A RESERVE. AUCTION IS HELD AT THE PONY BARN LOCATED AT 601 SHERMANS VALLEY ROAD, NEW BLOOMFIELD PA. PRICE IS ONLY A SUGGESTED OPENING BID AND IS NOT INDICATIVE OF THE FINAL SALE PRICE. TERMS: DOWN PAYMENT OF $15,000 REQURED DAY OF AUCTION (cashier/certified), SETTLEMENT ON OR BEFORE JULY 6, 2026. BROKER MUST REGISTER BUYER 48 HOURS PRIOR TO AUCTION. BROKER FOR BUYER MUST ATTEND THE AUCTION. Wow! Over 2,000 square feet of living space to make your own! You have endless opportunities here for your GROWING family. Two nice sized bedrooms on the main level with an additional room that takes you

Key facts

• Garage
• Built 2005
• Listed 39 days

Property features AI

Exterior

• Parking: Attached front-entry garage (1-car) plus driveway parking for four — total of five parking spaces
• Utilities: Public water; Public sewer; Electric hot water
• Home design: Semi-detached home; Vinyl siding; Shingle roof; Fee simple ownership
• Construction: Permanent foundation; Above-grade and below-grade structures noted
• Exterior features: Not in a federal flood zone; Ground rent paid annually

Interior

• Bedrooms: Two main-level bedrooms; One upper-level bedroom
• Bathrooms: Two full bathrooms on the main level; Two full bathrooms total
• Heating & cooling: Baseboard hot water heating (oil-fired); Central air conditioning (electric)
• Interior features: Loft; Full finished basement with interior access, outside entrance, walkout level and space for rooms; Two or more access exits

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $798 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#847 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• West Perry SD (rural): math 37% / reading 60% proficiency, ranked #189 of 539 in PA (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Perry Shs (math 72% / reading 87%, grade A-, #19 of 437 statewide, top 4%, 686 students, 38% FRL).
• Zoned-school proficiency averages 80% at this address vs 48% district-wide (+31 pts) — the actual schools serving this property are materially stronger than the West Perry SD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 19 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 107 units permitted in Perry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Perry County population projected at -19% 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 2.10% ✓
• Cap rate: 15.87%
• Cash-on-cash: 34.22%
• DSCR: 2.52
• GRM: 4.0

CMA / ARV

• ARV (median comp): $191,954
• List price: $100,000
• Delta: -47.90%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 Lakeside Dr	0.10mi	3/2.5	1,998 (-1%)	19mo	$359,000	$180	76
300 Barnett St	0.10mi	3/2.5	2,153 (+6%)	11mo	$315,000	$146	74
304 Barnett St	0.12mi	3/2.5	2,207 (+9%)	22mo	$315,000	$143	59
206 E Main St	0.70mi	4/1.5 (+1)	1,941 (-4%)	1mo	$265,000	$137	53
119 S Carlisle St	0.38mi	4/1.5 (+1)	2,274 (+12%)	9mo	$231,000	$102	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 29.7%
• Equity multiple: 2.24×
• Total profit: $34,785
• Equity at exit: $14,910

10-year hold

• IRR: 37.0%
• Equity multiple: 4.44×
• Total profit: $96,318
• Equity at exit: $8,646

Cash invested: $28,000 (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 17068

• Home prices YoY: -14.6%
• Active inventory: 19
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,095 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$290 /mo · $3,486/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $798

Break-even live

Break-even rent $1,084

Max offer price $100,000

Occupancy floor 57%

Sensitivity live

Price	-10% $855	-5% $827	+0% $798	+5% $770	+10% $742
Rent	-10% $633	-5% $716	+0% $798	+5% $881	+10% $964
Rate	-1.0pp $849	-0.5pp $824	base $798	+0.5pp $773	+1.0pp $746

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 W Main St New Bloomfield, PA	4.0	1.5	2214	$2,095	$0.95	14d	1	0.29mi

Listing history 10 events

1. 2026-06-09
   status $100,000 Pending 39 DOM
2. 2026-06-08
   days on market $100,000 Active 39 DOM
3. 2026-06-07
   days on market $100,000 Active 38 DOM
4. 2026-06-03
   days on market $100,000 Active 34 DOM
5. 2026-06-02
   days on market $100,000 Active 33 DOM
6. 2026-06-01
   days on market $100,000 Active 32 DOM
7. 2026-05-31
   days on market $100,000 Active 31 DOM
8. 2026-05-31
   days on market $100,000 Active 30 DOM
9. 2026-04-30
   listed $100,000 Active 1226-char remark
10. 2005-08-05
    soldstatus $155,000

ⓘ 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: $3,486 · $290/mo
• Projected year-2 tax: $3,486 · $290/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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 16 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,140
• − Mortgage interest: −$5,602
• − Property taxes: −$3,486
• − Insurance: −$500
• − Repairs & maintenance: −$2,011
• − Management: −$2,011
• − Depreciation: −$2,909
• Taxable income: $8,621
• Est. tax owed @ 24.0%: −$2,069
• After-tax cash flow: $7,513/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: West Perry SD
• NCES district ID: 4225740
• Math proficiency: 37% ▼ -6.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $55,647
• Composite: 41.99/100
• National rank: #3338
• State rank: #189 of 539 in PA

Livability — Bloomfield

• Score: 69/100
• State rank: #847
• US rank: #8881

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bloomfield, PA
• Population (ZIP): 4,384

Population outlook (Perry County) Hauer SSP2

• Today (2025): 44,250 people
• By 2030: 42,862 · -3.1%
• By 2040: 39,574 · -10.6%
• By 2050: 36,001 · -18.6%
• By 2075: 27,991 · -36.7%
• By 2100: 20,936 · -52.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 3% Black 1%
• Common ancestry: Polish 5% Romanian 3% Iranian 3%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Perry

• 2024 margin: Solid R (+49.3) · D 24.8% · R 74.1% · Other 1.0%
• 2008→2024 swing: -15.6pp toward R · 2008: -33.7pp · 2024: -49.3pp
• All cycles: 2024: R+49.3 2020: R+50.1 2016: R+51.9 2012: R+38.8 2008: R+33.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.07%
• Current HPI: 157.819
• 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

-35.5% since first listed

3 events — show timeline

• 2026-06-08 Pending — BRIGHT MLS
• 2026-04-30 Listed $100,000 BRIGHT MLS
• 2005-08-05 Sold (Public Records) $155,000 Public Records

Property tax history

+2.3%/yr

Latest (2026): $3,486 · -11.3% YoY. Source: county tax records.