129 Rock Bass Dr · Rockland, PA 16374

$85,000

2 bd · 1.0 ba · 1,680 sqft · SingleFamily public records · 69 Days on market

Built 1900 0.31 ac lot $51/sqft · 10% below area Est $95k · 10% under

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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 +28.0/30.0
• ARV discount +12.1/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Appreciation +5.3/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Tucked away in the quiet countryside of Kennerdell, this property offers the perfect blend of privacy, nature, and rural charm. Situated along peaceful Rock Bass Drive, you'll enjoy a serene setting surrounded by wooded landscapes and the natural beauty that Venango County is known for. This home provides a comfortable layout ideal for year-round living or a relaxing getaway. The property offers a spacious yard with room to enjoy outdoor activities, gardening, or simply taking in the tranquil surroundings. Whether you're looking for a primary residence, hunting camp, or weekend retreat, this location delivers. Conveniently located within a short drive to Franklin and the Allegheny River, you'll have access to local amenities while still enjoying the peace and quiet of country living. The area is known for its outdoor recreation opportunities including fishing, kayaking, hiking, and wildlife viewing.

Key facts

• Spacious yard
• Wooded landscapes
• 0.31 acre lot

Tags

• SPACIOUS YARD
• WOODED LANDSCAPES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% 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.
• Cranberry Area SD (rural): math 32% / reading 52% proficiency, ranked #327 of 539 in PA (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 12 active listings in the ZIP; 42 units permitted in Venango County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($588 loan paydown + $589 appreciation (0.7% 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 (0.7% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.25% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.39%
• DSCR: 1.60
• GRM: 6.7

CMA / ARV

• ARV (median comp): $94,563
• List price: $85,000
• Delta: -10.11%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

0.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.5%
• Equity multiple: 1.72×
• Total profit: $17,249
• Equity at exit: $27,670

10-year hold

• IRR: 18.3%
• Equity multiple: 3.15×
• Total profit: $51,260
• Equity at exit: $35,750

Cash invested: $23,800 (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 16374

• Home prices YoY: 0.3%
• Active inventory: 12
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,063 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$93 /mo · $1,116/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $266

Break-even live

Break-even rent $727

Max offer price $85,000

Occupancy floor 70%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $85,000 Active 69 DOM
2. 2026-06-17
   days on market $85,000 Active 68 DOM
3. 2026-06-16
   days on market $85,000 Active 67 DOM
4. 2026-06-15
   days on market $85,000 Active 66 DOM
5. 2026-06-13
   days on market $85,000 Active 64 DOM
6. 2026-06-12
   days on market $85,000 Active 63 DOM
7. 2026-06-09
   days on market $85,000 Active 60 DOM
8. 2026-06-08
   days on market $85,000 Active 59 DOM
9. 2026-06-08
   days on market $85,000 Active 58 DOM
10. 2026-06-07
    days on market $85,000 Active 57 DOM
11. 2026-06-04
    days on market $85,000 Active 54 DOM
12. 2026-06-02
    days on market $85,000 Active 53 DOM
13. 2026-06-01
    days on market $85,000 Active 52 DOM
14. 2026-05-31
    days on market $85,000 Active 51 DOM
15. 2026-04-10
    listed $85,000 Active 912-char remark

    Show marketing remark (912 chars)

    Tucked away in the quiet countryside of Kennerdell, this property offers the perfect blend of privacy, nature, and rural charm. Situated along peaceful Rock Bass Drive, you'll enjoy a serene setting surrounded by wooded landscapes and the natural beauty that Venango County is known for. This home provides a comfortable layout ideal for year-round living or a relaxing getaway. The property offers a spacious yard with room to enjoy outdoor activities, gardening, or simply taking in the tranquil surroundings. Whether you're looking for a primary residence, hunting camp, or weekend retreat, this location delivers. Conveniently located within a short drive to Franklin and the Allegheny River, you'll have access to local amenities while still enjoying the peace and quiet of country living. The area is known for its outdoor recreation opportunities including fishing, kayaking, hiking, and wildlife viewing.

ⓘ 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: $1,116 · $93/mo
• Projected year-2 tax: $1,230 · $102/mo
• Expected delta: +$113/yr (+$9/mo · 10.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 18 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: $12,757
• − Mortgage interest: −$4,761
• − Property taxes: −$1,116
• − Insurance: −$425
• − Repairs & maintenance: −$1,021
• − Management: −$1,021
• − Depreciation: −$2,473
• Taxable income: $1,940
• Est. tax owed @ 24.0%: −$466
• After-tax cash flow: $2,722/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: Cranberry Area SD
• NCES district ID: 4207050
• Math proficiency: 32% ▼ -17.00%
• Reading proficiency: 52% ▼ -14.00%
• Median HH income: $47,410
• Composite: 35.82/100
• National rank: #4827
• State rank: #327 of 539 in PA

Livability — Rockland

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

Census & demographics

• Population (ZIP): 1,643

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 (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Romanian 4% Iranian 3% Subsaharan African 2%
• Foreign-born: 0%
• Languages at home: 97% English-only · German/W. Germanic 3%

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: ▲ 0.69%
• Current HPI: 251.3689
• 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

1 event — show timeline

• 2026-04-10 Listed $85,000 AVBREALTORS

Property tax history

-3.2%/yr

Latest (2026): $1,116 · +3.6% YoY. Source: county tax records.