124 Tingley Ln · Sandycreek, PA 16323

$65,000

1 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 37 Days on market

Built 1952 8,712 sqft lot $51/sqft · 49% below area Est $64k · at est. ↓ 7% 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 +7.0/15.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Packed with potential, this 2-bedroom, 1-bath ranch in Sandycreek Township offers an excellent opportunity for first-time homebuyers, downsizers, or investors looking to add value. Located in the Franklin Area School District and convenient to town, schools, and everyday amenities, this home features a functional layout ready for your personal updates and finishing touches. Major improvements including newer windows and a newer roof provide a strong starting point, while the partially finished basement adds flexible bonus space for storage, hobbies, a rec room, workout area, or future expansion. Whether you're searching for an affordable place to call home, a property to build equity over time, or your next investment project, this well-located fixer-upper is full of promise. Bring your vision, add some TLC, and unlock the possibilities this home has to offer.

Key facts

• Newer roof
• Newer windows
• Functional layout

Tags

• FUNCTIONAL LAYOUT
• NEWER WINDOWS
• NEWER ROOF
• PARTIALLY FINISHED BASEMENT

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-story; Resale property
• Construction: Frame construction; Asphalt roof
• Exterior features: 70 x 125 lot dimensions

Interior

• Kitchen: Cooktop; Stove; Refrigerator
• Bedrooms: Main-level bedroom (11 x 8)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Gas heating; Hot water heating
• Interior features: Finished basement with interior entry; 5 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $664 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Franklin Area SD (rural): math 29% / reading 46% proficiency, ranked #388 of 539 in PA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 51 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 42 units permitted in Venango County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k appreciation (10.0% local appreciation)).
• Venango County population projected at -30% 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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. 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.
5. 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.
6. 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: 2.13% ✓
• Cap rate: 18.54%
• Cash-on-cash: 43.75%
• DSCR: 2.95
• GRM: 3.9

CMA / ARV

• ARV (median comp): $64,217
• List price: $65,000
• Delta: 1.22%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 58.3%
• Equity multiple: 5.27×
• Total profit: $77,675
• Equity at exit: $58,557

10-year hold

• IRR: 51.8%
• Equity multiple: 11.74×
• Total profit: $195,523
• Equity at exit: $126,281

Cash invested: $18,200 (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 16323

• Home prices YoY: 12.2%
• Active inventory: 51
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,386 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$63 /mo · $761/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $664

Break-even live

Break-even rent $546

Max offer price $65,000

Occupancy floor 47%

Sensitivity live

Price	-10% $700	-5% $682	+0% $664	+5% $645	+10% $627
Rent	-10% $554	-5% $609	+0% $664	+5% $718	+10% $773
Rate	-1.0pp $696	-0.5pp $680	base $664	+0.5pp $647	+1.0pp $630

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
850 Elk St Franklin, PA	2.0	1.0	1000	$1,386	$1.39	45d	1	1.29mi

Listing history 18 events

1. 2026-06-21
   days on market $65,000 Active 37 DOM
2. 2026-06-19
   days on market $65,000 Active 35 DOM
3. 2026-06-18
   days on market $65,000 Active 34 DOM
4. 2026-06-17
   days on market $65,000 Active 33 DOM
5. 2026-06-16
   days on market $65,000 Active 32 DOM
6. 2026-06-15
   days on market $65,000 Active 31 DOM
7. 2026-06-14
   pricedays on market $65,000 Active 29 DOM

   Show marketing remark (872 chars)

   Packed with potential, this 2-bedroom, 1-bath ranch in Sandycreek Township offers an excellent opportunity for first-time homebuyers, downsizers, or investors looking to add value. Located in the Franklin Area School District and convenient to town, schools, and everyday amenities, this home features a functional layout ready for your personal updates and finishing touches. Major improvements including newer windows and a newer roof provide a strong starting point, while the partially finished basement adds flexible bonus space for storage, hobbies, a rec room, workout area, or future expansion. Whether you're searching for an affordable place to call home, a property to build equity over time, or your next investment project, this well-located fixer-upper is full of promise. Bring your vision, add some TLC, and unlock the possibilities this home has to offer.

8. 2026-06-13
   days on market $70,000 Active 28 DOM
9. 2026-06-10
   days on market $70,000 Active 26 DOM
10. 2026-06-09
    days on market $70,000 Active 25 DOM
11. 2026-06-08
    days on market $70,000 Active 24 DOM
12. 2026-06-07
    days on market $70,000 Active 23 DOM
13. 2026-06-02
    days on market $70,000 Active 18 DOM
14. 2026-06-01
    days on market $70,000 Active 17 DOM
15. 2026-05-31
    days on market $70,000 Active 16 DOM
16. 2026-05-30
    days on market $70,000 Active 15 DOM
17. 2026-05-15
    listed $70,000 Active 878-char remark

    Show marketing remark (872 chars)

    Packed with potential, this 2-bedroom, 1-bath ranch in Sandycreek Township offers an excellent opportunity for first-time homebuyers, downsizers, or investors looking to add value. Located in the Franklin Area School District and convenient to town, schools, and everyday amenities, this home features a functional layout ready for your personal updates and finishing touches. Major improvements including newer windows and a newer roof provide a strong starting point, while the partially finished basement adds flexible bonus space for storage, hobbies, a rec room, workout area, or future expansion. Whether you're searching for an affordable place to call home, a property to build equity over time, or your next investment project, this well-located fixer-upper is full of promise. Bring your vision, add some TLC, and unlock the possibilities this home has to offer.

18. 2026-05-15
    listed $70,000 Active 872-char remark

    Show marketing remark (872 chars)

    Packed with potential, this 2-bedroom, 1-bath ranch in Sandycreek Township offers an excellent opportunity for first-time homebuyers, downsizers, or investors looking to add value. Located in the Franklin Area School District and convenient to town, schools, and everyday amenities, this home features a functional layout ready for your personal updates and finishing touches. Major improvements including newer windows and a newer roof provide a strong starting point, while the partially finished basement adds flexible bonus space for storage, hobbies, a rec room, workout area, or future expansion. Whether you're searching for an affordable place to call home, a property to build equity over time, or your next investment project, this well-located fixer-upper is full of promise. Bring your vision, add some TLC, and unlock the possibilities this home has to offer.

ⓘ 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: $761 · $63/mo
• Projected year-2 tax: $894 · $74/mo
• Expected delta: +$133/yr (+$11/mo · 17.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,632
• − Mortgage interest: −$3,641
• − Property taxes: −$761
• − Insurance: −$325
• − Repairs & maintenance: −$1,331
• − Management: −$1,331
• − Depreciation: −$1,891
• Taxable income: $7,353
• Est. tax owed @ 24.0%: −$1,765
• After-tax cash flow: $6,198/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: Franklin Area SD
• NCES district ID: 4210200
• Math proficiency: 29% ▼ -6.00%
• Reading proficiency: 46% ▼ -12.00%
• Median HH income: $43,451
• Composite: 31.73/100
• National rank: #5910
• State rank: #388 of 539 in PA

Livability — Sandycreek

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 14,694

Population outlook (Venango County) Hauer SSP2

• Today (2025): 48,827 people
• By 2030: 46,061 · -5.7%
• By 2040: 39,989 · -18.1%
• By 2050: 34,094 · -30.2%
• By 2075: 22,500 · -53.9%
• By 2100: 13,659 · -72.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Black 2%
• Common ancestry: Romanian 4% Iranian 3% Serbian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Venango

• 2024 margin: Solid R (+42.1) · D 28.5% · R 70.6%
• 2008→2024 swing: -22.9pp toward R · 2008: -19.2pp · 2024: -42.1pp
• All cycles: 2024: R+42.1 2020: R+41.4 2016: R+42.4 2012: R+26.3 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 26.68%
• Current HPI: 245.9766
• 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

-7.1% since first listed

4 events — show timeline

• 2026-06-14 Price Changed $65,000 AVBREALTORS
• 2026-06-13 Price Changed $65,000 West Penn MLS
• 2026-05-15 Listed $70,000 West Penn MLS
• 2026-05-15 Listed $70,000 AVBREALTORS

Property tax history

+0.5%/yr

Latest (2026): $761 · +1.0% YoY. Source: county tax records.