298 Telescope Rd · Ulysses, PA 16948

$70,000

3 bd · 1.0 ba · 866 sqft · Other public records · 152 Days on market

Built 1910 Poor condition 2.00 ac lot $81/sqft · 50% below area

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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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• Schools +3.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Perfect location for this 2 story camp on 2 acres that borders the Brookland Club! The camp features a full kitchen equipped with a stove and refrigerator. The single bathroom includes a charming claw-foot tub, adding to the camp's rustic character. While there is no septic system currently in place, the property has been successfully perc tested for one, offering future expansion potential. A traditional privy serves the camp at present. With 3–4 bedrooms, this property provides ample space for family, guests, or a weekend retreat. Whether you're looking for a hunting camp, seasonal getaway, or a property to personalize over time, this camp's location and character make it a unique opportunity.

Key facts

• Full kitchen
• Claw-foot tub
• 2 acre lot

Tags

• FULL KITCHEN
• CLAW-FOOT TUB
• FUTURE EXPANSION POTENTIAL
• BORDERS THE BROOKLAND CLUB

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $70k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($962 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#1,616 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime D+, health & safety D, schools D-.
• Northern Potter SD (rural): math 29% / reading 45% proficiency, ranked #404 of 539 in PA (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 11 active listings in the ZIP; 24 units permitted in Potter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($484 loan paydown + $2k appreciation (3.3% local appreciation)).
• Potter County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.3% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.
• Current owner paid $50k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1910 — 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 D-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.37% ✓
• Cap rate: 11.21%
• Cash-on-cash: 17.57%
• DSCR: 1.78
• GRM: 6.1

CMA / ARV

• ARV (median comp): $207,995
• List price: $70,000
• Delta: -66.35%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

3.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.6%
• Equity multiple: 2.41×
• Total profit: $27,678
• Equity at exit: $32,494

10-year hold

• IRR: 25.1%
• Equity multiple: 4.66×
• Total profit: $71,760
• Equity at exit: $50,885

Cash invested: $19,600 (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 16948

• Home prices YoY: 2.5%
• Active inventory: 11
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $962 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$77 /mo · $921/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $287

Break-even live

Break-even rent $599

Max offer price $70,000

Occupancy floor 65%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $70,000 Active 152 DOM
2. 2026-06-17
   days on market $70,000 Active 151 DOM
3. 2026-06-16
   days on market $70,000 Active 150 DOM
4. 2026-06-15
   days on market $70,000 Active 149 DOM
5. 2026-06-13
   days on market $70,000 Active 147 DOM
6. 2026-06-12
   days on market $70,000 Active 146 DOM
7. 2026-06-09
   days on market $70,000 Active 143 DOM
8. 2026-06-08
   days on market $70,000 Active 142 DOM
9. 2026-06-08
   days on market $70,000 Active 141 DOM
10. 2026-06-05
    days on market $70,000 Active 139 DOM
11. 2026-06-04
    days on market $70,000 Active 137 DOM
12. 2026-06-02
    days on market $70,000 Active 136 DOM
13. 2026-06-01
    days on market $70,000 Active 135 DOM
14. 2026-05-31
    days on market $70,000 Active 134 DOM
15. 2026-01-17
    listed $70,000 Active 711-char remark

    Show marketing remark (711 chars)

    Perfect location for this 2 story camp on 2 acres that borders the Brookland Club! The camp features a full kitchen equipped with a stove and refrigerator. The single bathroom includes a charming claw-foot tub, adding to the camp's rustic character. While there is no septic system currently in place, the property has been successfully perc tested for one, offering future expansion potential. A traditional privy serves the camp at present. With 3–4 bedrooms, this property provides ample space for family, guests, or a weekend retreat. Whether you're looking for a hunting camp, seasonal getaway, or a property to personalize over time, this camp's location and character make it a unique opportunity.

16. 2021-09-01
    soldstatus $50,000 557-char remark

    Show marketing remark (557 chars)

    Large 2 Story camp on 2 acres bordering the Brookland Club property on Telescope Rd. just off Rt 6. This 3 bedroom , 1 bath camp comes a water supply fed by a spring, Bathroom with tub/ shower, lavatory and an outhouse. Nice size kitchen, living, dining room and mud room. Natural gas supplies the stove and console heater in the dining room. Appliances included as well as the large furniture. There is a detached storage shed for your toys. Close to State Forest and ATV trails. Located just 7 miles outside of Galeton , property is being sold AS IS.

17. 2021-07-09
    listed $50,000 557-char remark

    Show marketing remark (557 chars)

    Large 2 Story camp on 2 acres bordering the Brookland Club property on Telescope Rd. just off Rt 6. This 3 bedroom , 1 bath camp comes a water supply fed by a spring, Bathroom with tub/ shower, lavatory and an outhouse. Nice size kitchen, living, dining room and mud room. Natural gas supplies the stove and console heater in the dining room. Appliances included as well as the large furniture. There is a detached storage shed for your toys. Close to State Forest and ATV trails. Located just 7 miles outside of Galeton , property is being sold AS IS.

ⓘ 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: $921 · $77/mo
• Projected year-2 tax: $1,013 · $84/mo
• Expected delta: +$93/yr (+$8/mo · 10.0%)

ⓘ 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 2/10 Low 8 d/yr ≥89°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,544
• − Mortgage interest: −$3,921
• − Property taxes: −$921
• − Insurance: −$350
• − Repairs & maintenance: −$924
• − Management: −$924
• − Depreciation: −$2,036
• Taxable income: $2,469
• Est. tax owed @ 24.0%: −$593
• After-tax cash flow: $2,852/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations to bring it up to modern standards and enhance its value for resale or rental.

Repairs flagged

• Major kitchen appliances — outdated and non-functional
• Major bathroom fixtures — outdated and non-functional
• Major exterior siding — weathered and damaged
• Major interior walls — peeling paint and exposed insulation
• Major roof — visible damage
• Major windows — broken panes
• Major HVAC systems — outdated and likely inefficient

Value-add opportunities

• Both kitchen renovation — modern appliances and fixtures
• Both bathroom renovation — updated fixtures and clawfoot tub
• Both exterior siding and roof repair — enhanced curb appeal and structural integrity
• Both HVAC system replacement — energy efficiency and comfort
• Both landscaping and curb appeal — enhanced property value and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen appliances · outdated and non-functional	Major	$15,000–50,000
bathroom fixtures · outdated and non-functional	Major	$15,000–50,000
exterior siding · weathered and damaged	Major	$15,000–50,000
interior walls · peeling paint and exposed insulation	Major	$15,000–50,000
roof · visible damage	Major	$15,000–50,000
windows · broken panes	Major	$15,000–50,000
HVAC systems · outdated and likely inefficient	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both kitchen renovation — modern appliances and fixtures ↑
• Both bathroom renovation — updated fixtures and clawfoot tub ↑
• Both exterior siding and roof repair — enhanced curb appeal and structural integrity ↑
• Both HVAC system replacement — energy efficiency and comfort ↑
• Both landscaping and curb appeal — enhanced property value and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Northern Potter SD
• NCES district ID: 4217700
• Math proficiency: 29% ▼ -8.00%
• Reading proficiency: 45% ▼ -12.00%
• Median HH income: $38,863
• Composite: 30.88/100
• National rank: #6120
• State rank: #404 of 539 in PA

Livability — Ulysses

• Score: 57/100
• State rank: #1616
• US rank: #22081

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,683

Population outlook (Potter County) Hauer SSP2

• Today (2025): 15,824 people
• By 2030: 15,023 · -5.1%
• By 2040: 13,290 · -16.0%
• By 2050: 11,572 · -26.9%
• By 2075: 8,144 · -48.5%
• By 2100: 5,102 · -67.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Polish 8% Romanian 2% Slovak 2%
• Foreign-born: 0%
• Languages at home: 86% English-only · German/W. Germanic 14%

Political lean MEDSL · Potter

• 2024 margin: Solid R (+62.3) · D 18.4% · R 80.7%
• 2008→2024 swing: -24.9pp toward R · 2008: -37.4pp · 2024: -62.3pp
• All cycles: 2024: R+62.3 2020: R+60.8 2016: R+63.6 2012: R+45.9 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.26%
• Current HPI: 135.243
• 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

+40.0% since first listed

3 events — show timeline

• 2026-01-17 Listed $70,000 NMPA
• 2021-09-01 Sold (MLS) $50,000 NMPA
• 2021-07-09 Listed $50,000 NMPA

Property tax history

+5.3%/yr

Latest (2026): $921 · +5.3% YoY. Source: county tax records.