601 Sandbank Rd · Sandy, PA 15801

$39,500

1 bd · 1.0 ba · 828 sqft · SingleFamily · 120 Days on market

Built 1999 Fair condition 3,049 sqft lot $48/sqft · 79% below area ↓ 18% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

A Lake-life experience is waiting for you - Nestled on a permanent campsite in the highly desirable Treasure Lake community, just off I-80, 2 hours from Pittsburgh or 1 hour from State College. This well-maintained Breckenridge unit (432 sq ft) with a 396 ft addition offers all the comforts of home in a peaceful, gated setting. Step inside to soaring, vaulted ceilings and abundant natural light, highlighting the expansive addition that includes an electric fireplace. The inviting living area features dual sleeper-sofas, a rocker, and a clever room-divider that can create a private guest-space when needed. The well-equipped kitchen includes a full-sized range and refrigerator, an eat-in area with seating for four, and solid wood cabinetry with built-in lighting for added charm. It also

Key facts

• Private guest-space
• Gated setting
• Electric fireplace

Tags

• TREASURE LAKE COMMUNITY
• GATED SETTING
• SOARING VAULTED CEILINGS
• ABUNDANT NATURAL LIGHT
• ELECTRIC FIREPLACE
• PRIVATE GUEST-SPACE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $40k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($965 rent vs $40k).
• Recommended offer: $36k (9.0% below list) — sets the bar for market timing.

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 $4k of equity ($273 loan paydown + $4k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $2k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $35,945 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.44% ✓
• Cap rate: 21.15%
• Cash-on-cash: 53.06%
• DSCR: 3.36
• GRM: 3.4

CMA / ARV

• ARV (median comp): $191,679
• List price: $39,500
• Delta: -79.39%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 66.2%
• Equity multiple: 5.76×
• Total profit: $52,674
• Equity at exit: $35,585

10-year hold

• IRR: 59.8%
• Equity multiple: 12.81×
• Total profit: $130,651
• Equity at exit: $76,740

Cash invested: $11,060 (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: 3.4×

Monthly cashflow live

• Estimated rent: $965 medium
• Mortgage (P&I): −$207
• Tax est. 1.5%: −$49 /mo · $592/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $489

Break-even live

Break-even rent $346

Max offer price $39,500

Occupancy floor 44%

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: $9,875
• Closing costs: $1,185
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $39,500 Active 120 DOM
2. 2026-06-17
   days on market $39,500 Active 119 DOM
3. 2026-06-16
   days on market $39,500 Active 118 DOM
4. 2026-06-15
   days on market $39,500 Active 117 DOM
5. 2026-06-13
   days on market $39,500 Active 115 DOM
6. 2026-06-12
   days on market $39,500 Active 114 DOM
7. 2026-06-09
   days on market $39,500 Active 111 DOM
8. 2026-06-08
   days on market $39,500 Active 110 DOM
9. 2026-06-08
   days on market $39,500 Active 109 DOM
10. 2026-06-07
    days on market $39,500 Active 108 DOM
11. 2026-06-04
    days on market $39,500 Active 105 DOM
12. 2026-06-02
    days on market $39,500 Active 104 DOM
13. 2026-06-01
    days on market $39,500 Active 103 DOM
14. 2026-05-31
    days on market $39,500 Active 102 DOM
15. 2026-03-10
    price $39,500 795-char remark

    Show marketing remark (795 chars)

    A Lake-life experience is waiting for you - Nestled on a permanent campsite in the highly desirable Treasure Lake community, just off I-80, 2 hours from Pittsburgh or 1 hour from State College. This well-maintained Breckenridge unit (432 sq ft) with a 396 ft addition offers all the comforts of home in a peaceful, gated setting. Step inside to soaring, vaulted ceilings and abundant natural light, highlighting the expansive addition that includes an electric fireplace. The inviting living area features dual sleeper-sofas, a rocker, and a clever room-divider that can create a private guest-space when needed. The well-equipped kitchen includes a full-sized range and refrigerator, an eat-in area with seating for four, and solid wood cabinetry with built-in lighting for added charm. It also

16. 2025-07-25
    listed $42,000 Active 795-char remark

    Show marketing remark (795 chars)

    A Lake-life experience is waiting for you - Nestled on a permanent campsite in the highly desirable Treasure Lake community, just off I-80, 2 hours from Pittsburgh or 1 hour from State College. This well-maintained Breckenridge unit (432 sq ft) with a 396 ft addition offers all the comforts of home in a peaceful, gated setting. Step inside to soaring, vaulted ceilings and abundant natural light, highlighting the expansive addition that includes an electric fireplace. The inviting living area features dual sleeper-sofas, a rocker, and a clever room-divider that can create a private guest-space when needed. The well-equipped kitchen includes a full-sized range and refrigerator, an eat-in area with seating for four, and solid wood cabinetry with built-in lighting for added charm. It also

17. 2024-10-15
    price $44,500
18. 2024-07-10
    listed $48,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 1/10 Low 5 d/yr ≥90°F today · 12 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: $11,575
• − Mortgage interest: −$2,213
• − Property taxes: −$592
• − Insurance: −$198
• − Repairs & maintenance: −$926
• − Management: −$926
• − Depreciation: −$1,149
• Taxable income: $5,571
• Est. tax owed @ 24.0%: −$1,337
• After-tax cash flow: $4,531/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

Fair 45/100 Cosmetic rehab

A well-maintained Breckenridge unit with a 396 ft addition offers all the comforts of home in a peaceful, gated setting. Simple repairs and updates can significantly enhance its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — standard fixtures
• Minor exterior siding — gray siding
• Minor interior walls — wallpaper
• Minor landscaping — simple landscaping

Value-add opportunities

• Resale paint interior walls — enhances curb appeal
• Resale replace carpet — improves comfort and appearance
• Resale update exterior siding — enhances curb appeal
• Resale update interior walls — enhances curb appeal
• Resale update landscaping — enhances curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · standard fixtures	Minor	$500–3,000
exterior siding · gray siding	Minor	$500–3,000
interior walls · wallpaper	Minor	$500–3,000
landscaping · simple landscaping	Minor	$500–3,000
Total estimated repair cost · 5 items		$2,500–15,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal ↑
• Resale replace carpet — improves comfort and appearance ↑
• Resale update exterior siding — enhances curb appeal ↑
• Resale update interior walls — enhances curb appeal ↑
• Resale update landscaping — enhances curb appeal ↑

ⓘ 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: 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

-17.7% since first listed

4 events — show timeline

• 2026-03-10 Price Changed $39,500 ECBR
• 2025-07-25 Listed $42,000 ECBR
• 2024-10-15 Price Changed $44,500 ECBR
• 2024-07-10 Listed $48,000 ECBR