63 Sea Horse · Sandy, PA 15801

$240,000

3 bd · 2.5 ba · 2,744 sqft · Other · 211 Days on market

Built 1986 0.54 ac lot $87/sqft · 24% below area Est $317k · 24% under $234/mo HOA · 20% of rent

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +2.1/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained 3-bedroom, 2.5-bathroom residence located within the desirable gated community of Treasure Lake in DuBois, Pennsylvania. Situated on a double lot, this property offers exceptional privacy, attractive outdoor living spaces, and the benefits of resort-style amenities just steps from your door. The exterior features a paved driveway, a spacious back deck ideal for entertaining, a designated gardening area, and a storage shed for all your outdoor equipment. Surrounded by mature trees and natural scenery, the setting provides a serene and inviting atmosphere. Inside, the home is warm and welcoming, enhanced by abundant natural sunlight, large windows, and a charming kitchen skylight that brightens the main living areas. The layout is comfortable and functional, offering well-proportioned rooms suitable for both everyday living and hosting guests. The full finished basement expands the living space significantly, featuring a cozy wood stove, a generous family room, a dedicated laundry room, and direct access to the garage for added convenience. Residents of Treasure Lake enjoy access to an impressive variety of community amenities, including: Two lakes for boating, fishing, kayaking, and swimming; Sandy beaches and designated swimming areas; Two 18-hole golf courses; Community swimming pools; Tennis and pickleball courts; On-site restaurants, lodges, and event facilities; Hiking trails and recreational areas; Playgrounds and outdoor sports courts; and 24/7 gated security. This property offers the perfect combination of comfort, privacy, and community living. Don’t miss the opportunity to own a home in one of the region’s most sought-after residential communities.

Key facts

• Gated community
• Double lot
• Paved driveway

Tags

• GATED COMMUNITY
• DOUBLE LOT
• OUTDOOR LIVING SPACES
• PAVED DRIVEWAY
• BACK DECK
• DESIGNATED GARDENING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $240k.

Deal economics

• At list price, monthly cash flow is $-877 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $85k (64.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (51.2% below list).
• Recommended offer: $85k (64.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 74/100 on livability (#505 in PA, #4,612 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools 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.
• Market conditions: 41 active listings in the ZIP; 99 units permitted in Clearfield County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Clearfield County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.

Recommended offer $85,080 (64.5% 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 211 days. Have you received any prior offers? Is the seller open to a 65% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.49% ✗
• Cap rate: 1.91%
• Cash-on-cash: -15.66%
• DSCR: 0.30
• GRM: 17.1

CMA / ARV

• ARV (median comp): $316,883
• List price: $240,000
• Delta: -24.26%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.4%
• Equity multiple: 2.12×
• Total profit: $74,962
• Equity at exit: $216,211

10-year hold

• IRR: 13.6%
• Equity multiple: 4.94×
• Total profit: $264,886
• Equity at exit: $466,267

Cash invested: $67,200 (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 15801

• Home prices YoY: 6.3%
• Active inventory: 41
• Price-to-rent: 17.1×

Monthly cashflow live

• Estimated rent: $1,172 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$210 /mo · $2,523/yr
• Insurance: −$100
• HOA: −$234
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $-877

Break-even live

Break-even rent $2,282

Max offer price $85,080

Occupancy floor —

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $234 · $2,808/yr
• Likely covers: landscapingpoolsecurity

Listing history 15 events

1. 2026-06-18
   days on market $240,000 Active 211 DOM
2. 2026-06-17
   days on market $240,000 Active 210 DOM
3. 2026-06-16
   days on market $240,000 Active 209 DOM
4. 2026-06-15
   days on market $240,000 Active 208 DOM
5. 2026-06-13
   days on market $240,000 Active 206 DOM
6. 2026-06-12
   days on market $240,000 Active 205 DOM
7. 2026-06-09
   days on market $240,000 Active 202 DOM
8. 2026-06-08
   days on market $240,000 Active 201 DOM
9. 2026-06-08
   days on market $240,000 Active 200 DOM
10. 2026-06-07
    days on market $240,000 Active 199 DOM
11. 2026-06-04
    days on market $240,000 Active 196 DOM
12. 2026-06-02
    days on market $240,000 Active 195 DOM
13. 2026-06-01
    days on market $240,000 Active 194 DOM
14. 2026-05-31
    days on market $240,000 Active 193 DOM
15. 2025-11-20
    listed $240,000 Active 1736-char remark

    Show marketing remark (1736 chars)

    Welcome to this beautifully maintained 3-bedroom, 2.5-bathroom residence located within the desirable gated community of Treasure Lake in DuBois, Pennsylvania. Situated on a double lot, this property offers exceptional privacy, attractive outdoor living spaces, and the benefits of resort-style amenities just steps from your door. The exterior features a paved driveway, a spacious back deck ideal for entertaining, a designated gardening area, and a storage shed for all your outdoor equipment. Surrounded by mature trees and natural scenery, the setting provides a serene and inviting atmosphere. Inside, the home is warm and welcoming, enhanced by abundant natural sunlight, large windows, and a charming kitchen skylight that brightens the main living areas. The layout is comfortable and functional, offering well-proportioned rooms suitable for both everyday living and hosting guests. The full finished basement expands the living space significantly, featuring a cozy wood stove, a generous family room, a dedicated laundry room, and direct access to the garage for added convenience. Residents of Treasure Lake enjoy access to an impressive variety of community amenities, including: Two lakes for boating, fishing, kayaking, and swimming; Sandy beaches and designated swimming areas; Two 18-hole golf courses; Community swimming pools; Tennis and pickleball courts; On-site restaurants, lodges, and event facilities; Hiking trails and recreational areas; Playgrounds and outdoor sports courts; and 24/7 gated security. This property offers the perfect combination of comfort, privacy, and community living. Don’t miss the opportunity to own a home in one of the region’s most sought-after residential communities.

ⓘ 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: $2,523 · $210/mo
• Projected year-2 tax: $3,158 · $263/mo
• Expected delta: +$634/yr (+$53/mo · 25.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 15 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: $14,064
• − Mortgage interest: −$13,444
• − Property taxes: −$2,523
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − HOA: −$2,808
• − Depreciation: −$6,982
• Taxable loss: −$15,143
• Est. tax savings @ 24.0%: +$3,634
• After-tax cash flow: $-6,889/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 — Sandy

• Score: 74/100
• State rank: #505
• US rank: #4612

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Treasure Lake, PA
• Population (ZIP): 20,251

Population outlook (Clearfield County) Hauer SSP2

• Today (2025): 79,658 people
• By 2030: 78,358 · -1.6%
• By 2040: 74,670 · -6.3%
• By 2050: 70,186 · -11.9%
• By 2075: 60,391 · -24.2%
• By 2100: 46,886 · -41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Romanian 8% Slovak 2% Italian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Clearfield

• 2024 margin: Solid R (+51.5) · D 23.9% · R 75.4%
• 2008→2024 swing: -39.4pp toward R · 2008: -12.1pp · 2024: -51.5pp
• All cycles: 2024: R+51.5 2020: R+49.5 2016: R+49.6 2012: R+28.9 2008: R+12.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.17%
• Current HPI: 273.6078
• 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

1 event — show timeline

• 2025-11-20 Listed $240,000 BRIGHT MLS

Property tax history

+2.1%/yr

Latest (2026): $2,523 · +7.3% YoY. Source: county tax records.