9766 Valley View Rd · Cromwell, PA 17264

$99,900

2 bd · 1.0 ba · 1,212 sqft · Other public records · 30 Days on market

Built 1985 2.44 ac lot $82/sqft · 48% below area Est $191k · 48% under ↓ 8% 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 +22.5/30.0
• ARV discount +15.0/15.0
• Appreciation +7.5/10.0
• DSCR +7.2/10.0
• 1% rule +5.4/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Escape to your wilderness retreat! This fully furnished cabin, sitting on 2.44 acres in the Valley View Acres Development, provides some secluded privacy, but is still close to town for your local amenities and conveniences. The cabin is surrounded by mixed timber and offers prime habitat for deer, turkey, and more. There is a shed on site for your storage needs, and a deck overlooking the wooded landscape. Inside, you’ll find a dining / entry room, a kitchen, a living room, a bathroom, and a large bedroom area that can accommodate 6+ beds. This room could easily be converted into two or even three separate rooms for more privacy. The property is located just a few miles from State Game Lands #99 and Rothrock State Forest- a total of 5,125 acres for your outdoor adventures. The East Broad Top Railroad, which offers train rides, guided tours, and special events is only 10 minutes away and nearby Raystown Lake / Lake Raystown Resort offers more activities for the outdoor enthusiast. The property offers plenty of parking space for your family and friends. The neighborhood includes both full-time and seasonal residents. Whether you make this your permanent residence or the base camp for your recreational excursions, this cabin will help create memories for your family and friends to share for years to come! Financing options may be limited based on the construction style. Call to schedule your showing today!

Key facts

• Secluded privacy
• Mixed timber
• 2.44 acres

Tags

• FULLY FURNISHED CABIN
• 2.44 ACRES
• SECLUDED PRIVACY
• MIXED TIMBER
• DECK OVERLOOKING LANDSCAPE
• PLENTY OF PARKING SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% 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.
• Southern Huntingdon County SD (rural): math 22% / reading 45% proficiency, ranked #428 of 539 in PA (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 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 $6k of equity ($691 loan paydown + $5k appreciation (5.0% local appreciation)).
• Huntingdon County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, 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 30 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.04% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.20%
• DSCR: 1.32
• GRM: 8.0

CMA / ARV

• ARV (median comp): $190,712
• List price: $99,900
• Delta: -42.37%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

5.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.0%
• Equity multiple: 2.21×
• Total profit: $33,717
• Equity at exit: $56,625

10-year hold

• IRR: 19.0%
• Equity multiple: 4.31×
• Total profit: $92,687
• Equity at exit: $97,739

Cash invested: $27,972 (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 17264

• Home prices YoY: 2.9%
• Active inventory: 16
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,037 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$86 /mo · $1,035/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $168

Break-even live

Break-even rent $825

Max offer price $99,900

Occupancy floor 79%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $99,900 Active 30 DOM
2. 2026-06-17
   days on market $99,900 Active 29 DOM
3. 2026-06-16
   days on market $99,900 Active 28 DOM
4. 2026-06-15
   days on market $99,900 Active 27 DOM
5. 2026-06-13
   days on market $99,900 Active 25 DOM
6. 2026-06-12
   pricedays on market $99,900 Active 24 DOM
7. 2026-06-09
   days on market $109,900 Active 21 DOM
8. 2026-06-08
   days on market $109,900 Active 20 DOM
9. 2026-06-08
   days on market $109,900 Active 19 DOM
10. 2026-06-07
    days on market $109,900 Active 18 DOM
11. 2026-06-04
    days on market $109,900 Active 15 DOM
12. 2026-06-02
    days on market $109,900 Active 14 DOM
13. 2026-06-01
    days on market $109,900 Active 13 DOM
14. 2026-05-31
    days on market $109,900 Active 12 DOM
15. 2026-05-19
    historical

    Show marketing remark (1433 chars)

    Escape to your wilderness retreat! This fully furnished cabin, sitting on 2.44 acres in the Valley View Acres Development, provides some secluded privacy, but is still close to town for your local amenities and conveniences. The cabin is surrounded by mixed timber and offers prime habitat for deer, turkey, and more. There is a shed on site for your storage needs, and a deck overlooking the wooded landscape. Inside, you’ll find a dining / entry room, a kitchen, a living room, a bathroom, and a large bedroom area that can accommodate 6+ beds. This room could easily be converted into two or even three separate rooms for more privacy. The property is located just a few miles from State Game Lands #99 and Rothrock State Forest- a total of 5,125 acres for your outdoor adventures. The East Broad Top Railroad, which offers train rides, guided tours, and special events is only 10 minutes away and nearby Raystown Lake / Lake Raystown Resort offers more activities for the outdoor enthusiast. The property offers plenty of parking space for your family and friends. The neighborhood includes both full-time and seasonal residents. Whether you make this your permanent residence or the base camp for your recreational excursions, this cabin will help create memories for your family and friends to share for years to come! Financing options may be limited based on the construction style. Call to schedule your showing today!

16. 2026-05-19
    listed $109,900 Active 1433-char remark

    Show marketing remark (1433 chars)

    Escape to your wilderness retreat! This fully furnished cabin, sitting on 2.44 acres in the Valley View Acres Development, provides some secluded privacy, but is still close to town for your local amenities and conveniences. The cabin is surrounded by mixed timber and offers prime habitat for deer, turkey, and more. There is a shed on site for your storage needs, and a deck overlooking the wooded landscape. Inside, you’ll find a dining / entry room, a kitchen, a living room, a bathroom, and a large bedroom area that can accommodate 6+ beds. This room could easily be converted into two or even three separate rooms for more privacy. The property is located just a few miles from State Game Lands #99 and Rothrock State Forest- a total of 5,125 acres for your outdoor adventures. The East Broad Top Railroad, which offers train rides, guided tours, and special events is only 10 minutes away and nearby Raystown Lake / Lake Raystown Resort offers more activities for the outdoor enthusiast. The property offers plenty of parking space for your family and friends. The neighborhood includes both full-time and seasonal residents. Whether you make this your permanent residence or the base camp for your recreational excursions, this cabin will help create memories for your family and friends to share for years to come! Financing options may be limited based on the construction style. Call to schedule your showing today!

17. 2026-05-06
    price $109,900
18. 2026-05-06
    price $109,900
19. 2026-02-09
    price $114,900
20. 2026-02-09
    price $114,900
21. 2025-11-25
    listed $119,900 Active

ⓘ 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: $1,035 · $86/mo
• Projected year-2 tax: $1,307 · $109/mo
• Expected delta: +$272/yr (+$23/mo · 26.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥98°F today · 14 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: $12,449
• − Mortgage interest: −$5,596
• − Property taxes: −$1,035
• − Insurance: −$500
• − Repairs & maintenance: −$996
• − Management: −$996
• − Depreciation: −$2,906
• Taxable income: $421
• Est. tax owed @ 24.0%: −$101
• After-tax cash flow: $1,913/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: Southern Huntingdon County SD
• NCES district ID: 4222320
• Math proficiency: 22% ▼ -9.00%
• Reading proficiency: 45% ▼ -8.00%
• Median HH income: $45,193
• Composite: 28.55/100
• National rank: #6730
• State rank: #428 of 539 in PA

Livability — Cromwell

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

Census & demographics

• Population (ZIP): 2,299

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% Two or more races 1%
• Common ancestry: Iranian 3% Slovak 2% Serbian 1%
• Foreign-born: 0%

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: ▲ 5.00%
• Current HPI: 178.7645
• 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

-8.3% since first listed

7 events — show timeline

• 2026-05-19 Listed $109,900 BRIGHT MLS
• 2026-05-19 Listing Removed — BRIGHT MLS
• 2026-05-06 Price Changed $109,900 BRIGHT MLS
• 2026-05-06 Price Changed $109,900 HCBR
• 2026-02-09 Price Changed $114,900 BRIGHT MLS
• 2026-02-09 Price Changed $114,900 HCBR
• 2025-11-25 Listed $119,900 BRIGHT MLS

Property tax history

+2.7%/yr

Latest (2026): $1,035 · +2.2% YoY. Source: county tax records.