63 Sea Horse

Sandy, PA 15801

$240,000D-

3 bd · 2.5 ba · 2,744 sqft · Built 1986 · Other · Active · 211 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,172/mo
• Mortgage (P&I): −$1,259
• Tax + insurance: −$310
• HOA: −$234
• Vac / Maint / Mgmt: −$246
• Net cashflow: $-877/mo
• Annual: $-10,524/yr
• Cap rate: 1.91%
• Cash-on-cash: -15.66%
• DSCR: 0.30
• 1% rule: 0.49%
• Cash to close: $67,200

Investor read

• This is a 3-bed/2.5-bath other listed at $240k.
• 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).
• It's been on market 211 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $85k (64.5% below list) — sets the bar for cash-flow.
• In year one you build about $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• 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).
• 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.

Questions for listing agent

• 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?
• 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?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.