317 Stoney Batter · Bellefonte, PA 16823

$269,000

3 bd · 1.0 ba · 2,002 sqft · Other public records · 20 Days on market

Built 1917 3,485 sqft lot

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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 +12.9/30.0
• ARV discount +7.5/15.0
• Livability +4.6/5.0
• Schools +4.5/10.0
• DSCR +3.9/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remodeled home in the Heart of Bellefonte close to downtown and Talleyrand Park! Charming 2-story stone house features new flooring, fresh paint, and newer windows throughout. First floor boasts an updated spacious kitchen, nice living room, bright & big 1st floor owner bedroom w/ slider door to deck, another large bedroom and full remodeled large bath. 2nd floor features a nice office/den, large bedroom, and full remodeled bath. Nice private deck for entertaining. Brand new heat pump w/ central air. Parking for 4-5 cars. Move right in-All the work has been done! Priced to sell! Make your appointment TODAY!

Key facts

• 3,485 sq ft lot
• 2 parking spots
• Built 1917

Property features AI

Exterior

• Parking: Driveway parking (2 spaces); Two total garage/parking spaces
• Utilities: Public water; Public sewer; Electric service
• Home design: Detached structure; Effective renovation in 2016; Very good property condition; Fee simple ownership
• Construction: Stone foundation; Stone and vinyl siding exterior; Shingle roof; Above-grade and below-grade structures; Year built information from assessor
• Exterior features: Deck(s) and porch(es); Not in a federal flood zone

Interior

• Kitchen: Dishwasher; Microwave; Stove; Refrigerator
• Bedrooms: Two bedrooms on the main level; Two bedrooms on the upper level
• Bathrooms: Two full bathrooms (one on the main level, one on the upper level)
• Heating & cooling: Forced air heating; Heat pump with electric backup; Central air conditioning; Ceiling fans; Electric heating and cooling systems; 60+ gallon hot water tank
• Interior features: Ceiling fans
• Laundry & utility: Washer and dryer located on the main floor; Partial, unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $269k.

Deal economics

• At list price, monthly cash flow is $-19 ($-229/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (22.9% below list).
• Recommended offer: $208k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.0% in Bellefonte — 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 92/100 on livability (#10 in PA, #37 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: amenities D+.
• Bellefonte Area SD (town): math 48% / reading 57% proficiency, ranked #140 of 539 in PA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Bellefonte El Sch (math 47% / reading 52%, grade D, #654 of 1,518 statewide, top 47%, 335 students, 47% FRL); Bellefonte Area Ms (math 31% / reading 52%, grade F, #234 of 512 statewide, top 47%, 576 students, 28% FRL); Bellefonte Area Hs (math 72%, 847 students, 16% FRL).
• Market conditions: 200 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 399 units permitted in Centre County in 2024 (44 in 5+ unit buildings).
• This rent runs 33% of the median local income ($76k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($265k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask is 42% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $192k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $207,529 (22.9% 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. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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: 0.77% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.30%
• DSCR: 0.99
• GRM: 10.8

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: -16.8%
• Equity multiple: 0.40×
• Total profit: $-44,895
• Equity at exit: $40,109

10-year hold

• IRR: -8.8%
• Equity multiple: 0.46×
• Total profit: $-41,029
• Equity at exit: $23,258

Cash invested: $75,320 (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 16823

• Active inventory: 200
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,075 medium
• Mortgage (P&I): −$1,411
• Tax from tax record: −$136 /mo · $1,629/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-19

Break-even live

Break-even rent $2,099

Max offer price $265,635

Occupancy floor 96%

Sensitivity live

Price	-10% $133	-5% $57	+0% $-19	+5% $-95	+10% $-171
Rent	-10% $-183	-5% $-101	+0% $-19	+5% $63	+10% $145
Rate	-1.0pp $116	-0.5pp $49	base $-19	+0.5pp $-89	+1.0pp $-160

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
227 E Lamb St Bellefonte, PA	3.0	1.5	1756	$2,700	$1.54	45d	1	0.50mi
201 Amberleigh Ln Unit 1 Bellefonte, PA	3.0	2.5	1467	$1,975	$1.35	45d	1	1.36mi

Listing history 28 events

1. 2026-06-21
   days on market $269,000 Active 20 DOM
2. 2026-06-19
   days on market $269,000 Active 18 DOM
3. 2026-06-18
   days on market $269,000 Active 17 DOM
4. 2026-06-17
   days on market $269,000 Active 16 DOM
5. 2026-06-16
   days on market $269,000 Active 15 DOM
6. 2026-06-15
   days on market $269,000 Active 14 DOM
7. 2026-06-14
   days on market $269,000 Active 12 DOM
8. 2026-06-13
   days on market $269,000 Active 11 DOM
9. 2026-06-10
   days on market $269,000 Active 9 DOM
10. 2026-06-09
    days on market $269,000 Active 8 DOM
11. 2026-06-08
    days on market $269,000 Active 7 DOM
12. 2026-06-07
    days on market $269,000 Active 6 DOM
13. 2026-06-05
    days on market $269,000 Active 3 DOM
14. 2026-06-03
    days on market $269,000 Active 2 DOM
15. 2026-06-02
    statusdays on market $269,000 Active 1 DOM
16. 2026-06-01
    days on market $269,000 Coming Soon 14 DOM
17. 2026-05-31
    days on market $269,000 Coming Soon 13 DOM
18. 2026-05-30
    days on market $269,000 Coming Soon 12 DOM
19. 2026-05-18
    historical $269,000
20. 2021-09-01
    soldstatus $192,500
21. 2021-08-31
    soldstatus $192,500 620-char remark

    Show marketing remark (620 chars)

    Remodeled home in the Heart of Bellefonte close to downtown and Talleyrand Park! Charming 2-story stone house features new flooring, fresh paint, and newer windows throughout. First floor boasts an updated spacious kitchen, nice living room, bright & big 1st floor owner bedroom w/ slider door to deck, another large bedroom and full remodeled large bath. 2nd floor features a nice office/den, large bedroom, and full remodeled bath. Nice private deck for entertaining. Brand new heat pump w/ central air. Parking for 4-5 cars. Move right in-All the work has been done! Priced to sell! Make your appointment TODAY!

22. 2021-07-16
    listed $189,900 620-char remark

    Show marketing remark (620 chars)

    Remodeled home in the Heart of Bellefonte close to downtown and Talleyrand Park! Charming 2-story stone house features new flooring, fresh paint, and newer windows throughout. First floor boasts an updated spacious kitchen, nice living room, bright & big 1st floor owner bedroom w/ slider door to deck, another large bedroom and full remodeled large bath. 2nd floor features a nice office/den, large bedroom, and full remodeled bath. Nice private deck for entertaining. Brand new heat pump w/ central air. Parking for 4-5 cars. Move right in-All the work has been done! Priced to sell! Make your appointment TODAY!

23. 2020-12-15
    soldstatus $78,826 485-char remark

    Show marketing remark (485 chars)

    Do it ?Your Way? and YOU recoup the additional equity when finished. This charming stone & vinyl 3 bed 2 bath 2 story property in Bellefonte has so much potential and is being sold AS IS. Perfect for owner occupancy or rental investment, it has a current one family rental permit --vacant and easy to show ? second floor inside entrance has been closed off currently allowing access to second floor from outside stairway at side of property. In need of some love and a little TLC

24. 2020-12-15
    soldstatus $78,826

    Show marketing remark (485 chars)

    Do it ?Your Way? and YOU recoup the additional equity when finished. This charming stone & vinyl 3 bed 2 bath 2 story property in Bellefonte has so much potential and is being sold AS IS. Perfect for owner occupancy or rental investment, it has a current one family rental permit --vacant and easy to show ? second floor inside entrance has been closed off currently allowing access to second floor from outside stairway at side of property. In need of some love and a little TLC

25. 2020-11-23
    listed $55,000 485-char remark

    Show marketing remark (485 chars)

    Do it ?Your Way? and YOU recoup the additional equity when finished. This charming stone & vinyl 3 bed 2 bath 2 story property in Bellefonte has so much potential and is being sold AS IS. Perfect for owner occupancy or rental investment, it has a current one family rental permit --vacant and easy to show ? second floor inside entrance has been closed off currently allowing access to second floor from outside stairway at side of property. In need of some love and a little TLC

26. 2010-09-09
    soldstatus $55,000
27. 2010-09-09
    soldstatus $55,000
28. 2010-08-24
    listed $55,000

ⓘ 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: $1,629 · $136/mo
• Projected year-2 tax: $2,940 · $245/mo
• Expected delta: +$1,310/yr (+$109/mo · 80.4%)

ⓘ 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 4/10 Moderate 7 d/yr ≥95°F today · 17 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: $24,903
• − Mortgage interest: −$15,068
• − Property taxes: −$1,629
• − Insurance: −$1,345
• − Repairs & maintenance: −$1,992
• − Management: −$1,992
• − Depreciation: −$7,825
• Taxable loss: −$4,949
• Est. tax savings @ 24.0%: +$1,188
• After-tax cash flow: $959/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: Bellefonte Area SD
• NCES district ID: 4203240
• Math proficiency: 48% ▼ -3.00%
• Reading proficiency: 57% ▼ -8.00%
• Median HH income: $54,460
• Composite: 45.25/100
• National rank: #2662
• State rank: #140 of 539 in PA

Livability — Bellefonte

• Score: 92/100
• State rank: #10
• US rank: #37

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bellefonte, PA
• County: Centre County · 99,000 people
• City population: 29,126
• Metro: State College, PA
• Population (ZIP): 29,126
• Household income: $76,245
• Rent vs Own: 29.5% rent · 70.5% own
• Severe rent burden: 855.0

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 (86%)
• Race & ethnicity: White 86% Black 8% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Slovak 3% Serbian 2%
• Foreign-born: 3% · China, Canada
• Languages at home: 94% English-only · Spanish 2% German/W. Germanic 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: ▼ -142.54%
• Current HPI: 202.598
• Rent YoY: —
• Metro: State College, PA
• 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

+389.1% since first listed

10 events — show timeline

• 2026-05-18 Coming Soon $269,000 BRIGHT MLS
• 2021-09-01 Sold (Public Records) $192,500 Public Records
• 2021-08-31 Sold (MLS) $192,500 BRIGHT MLS
• 2021-07-16 Listed $189,900 BRIGHT MLS
• 2020-12-15 Sold (Public Records) $78,826 Public Records
• 2020-12-15 Sold (MLS) $78,826 BRIGHT MLS
• 2020-11-23 Listed $55,000 BRIGHT MLS
• 2010-09-09 Sold (Public Records) $55,000 Public Records
• 2010-09-09 Sold (MLS) $55,000 BRIGHT MLS
• 2010-08-24 Listed $55,000 BRIGHT MLS

Property tax history

+1.6%/yr

Latest (2026): $1,629 · +1.8% YoY. Source: county tax records.