705 Water St · Wood, PA 16674

$149,900

2 bd · 2.0 ba · 1,896 sqft · SingleFamily public records · 125 Days on market

8,276 sqft lot $79/sqft · 112% above area

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +7.3/30.0
• Appreciation +5.4/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0

Listing remarks MLS

Come take a look at this charming home situated on a spacious corner lot in the heart of Robertsdale. Offering 4 bedrooms and 2 full bathrooms, this property provides plenty of room for family, guests, or weekend getaways. Previously used as a hunting cabin, this home is ready to continue as a cozy retreat or become your full-time residence. Enjoy being just minutes from State Lands, with Raystown Resort, Trough Creek State Park, and Tatman Run Boat Launch only a scenic 20–25 minute drive away — perfect for outdoor enthusiasts and lake lovers alike. Most furnishings will convey with the property, making this a convenient and move-in-ready opportunity. Don't miss your chance to own a great home in a prime location close to everything Raystown has to offer!

Key facts

• Close to raystown
• Spacious corner lot
• 8,276 sq ft lot

Tags

• SPACIOUS CORNER LOT
• MINUTES FROM STATE LANDS
• CLOSE TO RAYSTOWN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-200 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (19.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (29.4% below list).
• Recommended offer: $106k (29.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Tussey Mountain SD (rural): math 26% / reading 46% proficiency, ranked #412 of 539 in PA (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tussey Mountain El (math 37% / reading 37%, grade F, #1,004 of 1,518 statewide, top 68%, 374 students, 100% FRL); Tussey Mountain Ms (math 15% / reading 50%, grade F, #355 of 512 statewide, top 70%, 270 students, 100% FRL); Tussey Mountain Hs (math 64%, 291 students, 90% FRL) — zoned schools average 97% FRL vs 51% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 6 active listings in the ZIP; 70 units permitted in Huntingdon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $1k appreciation (0.9% local appreciation)).
• Huntingdon County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $13k; list at $150k implies a 1053% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,789 (29.4% 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 125 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
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. 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: 0.71% ✗
• Cap rate: 4.69%
• Cash-on-cash: -5.72%
• DSCR: 0.75
• GRM: 11.8

CMA / ARV

• ARV (median comp): $67,165
• List price: $149,900
• Delta: 123.18%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

0.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.1%
• Equity multiple: 0.74×
• Total profit: $-10,741
• Equity at exit: $50,312

10-year hold

• IRR: 0.3%
• Equity multiple: 1.03×
• Total profit: $1,451
• Equity at exit: $66,199

Cash invested: $41,972 (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 16674

• Home prices YoY: 1.3%
• Active inventory: 6
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,058 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $-200

Break-even live

Break-even rent $1,311

Max offer price $120,932

Occupancy floor —

Sensitivity live

Price	-10% $-97	-5% $-148	+0% $-200	+5% $-252	+10% $-304
Rent	-10% $-284	-5% $-242	+0% $-200	+5% $-158	+10% $-117
Rate	-1.0pp $-125	-0.5pp $-162	base $-200	+0.5pp $-239	+1.0pp $-279

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $149,900 Active 125 DOM
2. 2026-06-21
   days on market $149,900 Active 124 DOM
3. 2026-06-21
   days on market $149,900 Active 123 DOM
4. 2026-06-18
   days on market $149,900 Active 121 DOM
5. 2026-06-17
   days on market $149,900 Active 120 DOM
6. 2026-06-16
   days on market $149,900 Active 119 DOM
7. 2026-06-15
   days on market $149,900 Active 118 DOM
8. 2026-06-13
   days on market $149,900 Active 116 DOM
9. 2026-06-12
   days on market $149,900 Active 115 DOM
10. 2026-06-09
    days on market $149,900 Active 112 DOM
11. 2026-06-08
    days on market $149,900 Active 111 DOM
12. 2026-06-08
    days on market $149,900 Active 110 DOM
13. 2026-06-07
    days on market $149,900 Active 109 DOM
14. 2026-06-04
    days on market $149,900 Active 106 DOM
15. 2026-06-02
    days on market $149,900 Active 105 DOM
16. 2026-06-01
    days on market $149,900 Active 104 DOM
17. 2026-05-31
    days on market $149,900 Active 103 DOM
18. 2026-05-08
    price $149,900 777-char remark

    Show marketing remark (777 chars)

    Come take a look at this charming home situated on a spacious corner lot in the heart of Robertsdale. Offering 4 bedrooms and 2 full bathrooms, this property provides plenty of room for family, guests, or weekend getaways. Previously used as a hunting cabin, this home is ready to continue as a cozy retreat or become your full-time residence. Enjoy being just minutes from State Lands, with Raystown Resort, Trough Creek State Park, and Tatman Run Boat Launch only a scenic 20–25 minute drive away — perfect for outdoor enthusiasts and lake lovers alike. Most furnishings will convey with the property, making this a convenient and move-in-ready opportunity. Don't miss your chance to own a great home in a prime location close to everything Raystown has to offer!

19. 2026-04-20
    price $159,900 777-char remark

    Show marketing remark (777 chars)

    Come take a look at this charming home situated on a spacious corner lot in the heart of Robertsdale. Offering 4 bedrooms and 2 full bathrooms, this property provides plenty of room for family, guests, or weekend getaways. Previously used as a hunting cabin, this home is ready to continue as a cozy retreat or become your full-time residence. Enjoy being just minutes from State Lands, with Raystown Resort, Trough Creek State Park, and Tatman Run Boat Launch only a scenic 20–25 minute drive away — perfect for outdoor enthusiasts and lake lovers alike. Most furnishings will convey with the property, making this a convenient and move-in-ready opportunity. Don't miss your chance to own a great home in a prime location close to everything Raystown has to offer!

20. 2026-02-17
    listed $169,900 Active 777-char remark

    Show marketing remark (777 chars)

    Come take a look at this charming home situated on a spacious corner lot in the heart of Robertsdale. Offering 4 bedrooms and 2 full bathrooms, this property provides plenty of room for family, guests, or weekend getaways. Previously used as a hunting cabin, this home is ready to continue as a cozy retreat or become your full-time residence. Enjoy being just minutes from State Lands, with Raystown Resort, Trough Creek State Park, and Tatman Run Boat Launch only a scenic 20–25 minute drive away — perfect for outdoor enthusiasts and lake lovers alike. Most furnishings will convey with the property, making this a convenient and move-in-ready opportunity. Don't miss your chance to own a great home in a prime location close to everything Raystown has to offer!

21. 1993-02-22
    soldstatus $13,000

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,695
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,016
• − Management: −$1,016
• − Depreciation: −$4,361
• Taxable loss: −$5,092
• Est. tax savings @ 24.0%: +$1,222
• After-tax cash flow: $-1,180/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: Tussey Mountain SD
• NCES district ID: 4223970
• Math proficiency: 26% ▼ -8.00%
• Reading proficiency: 46% ▼ -10.00%
• Median HH income: $40,095
• Composite: 30.15/100
• National rank: #6329
• State rank: #412 of 539 in PA

Livability — Wood

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

Census & demographics

• Census place: Robertsdale, PA
• Population (ZIP): 572

Population outlook (Huntingdon County) Hauer SSP2

• Today (2025): 44,212 people
• By 2030: 43,057 · -2.6%
• By 2040: 40,537 · -8.3%
• By 2050: 37,844 · -14.4%
• By 2075: 31,411 · -29.0%
• By 2100: 23,907 · -45.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 1%
• Common ancestry: Italian 5% Lithuanian 4% Polish 3%

Political lean MEDSL · Huntingdon

• 2024 margin: Solid R (+52.9) · D 23.2% · R 76.1%
• 2008→2024 swing: -25.4pp toward R · 2008: -27.5pp · 2024: -52.9pp
• All cycles: 2024: R+52.9 2020: R+51.0 2016: R+50.7 2012: R+37.4 2008: R+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.89%
• Current HPI: 71.1981
• 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

+1053.1% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $149,900 HCBR
• 2026-04-20 Price Changed $159,900 HCBR
• 2026-02-17 Listed $169,900 HCBR
• 1993-02-22 Sold (Public Records) $13,000 Public Records

Property tax history

+2.7%/yr

Latest (2026): $226 · +1.9% YoY. Source: county tax records.