12607 Pa 536 · Punxsutawney, PA 15767

$225,000

3 bd · 2.0 ba · 1,087 sqft · SingleFamily public records · 129 Days on market

Built 1865 1.12 ac lot ↓ 10% since listing

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Why this score? — see what drove the D 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 +13.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Large country estate with exterior modernization's and interior updates. This home was built in 1865 and is a reminder as to the quality and craftsmanship of the era. 2 Car+ garage with water and electric, stone FP with gas logs in LR. First floor bath. Lovely 2 sty that feels like home as soon as you enter!

Key facts

• Gas logs
• 2 car garage
• Interior updates

Tags

• EXTERIOR MODERNIZATIONS
• INTERIOR UPDATES
• STONE FP
• GAS LOGS
• 2 CAR GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $18 ($216/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (22.4% below list).
• Recommended offer: $175k (22.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#219 in PA, #1,934 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D-.
• Punxsutawney Area SD (town): math 43% / reading 53% proficiency, ranked #239 of 539 in PA (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Punxsutawney Area El Sch (math 44% / reading 58%, grade C-, #636 of 1,518 statewide, top 42%, 1,079 students, 64% FRL); Punxsutawney Area Hs (math 40% / reading 42%, grade F, #251 of 437 statewide, top 58%, 826 students, 55% FRL) — zoned schools average 60% FRL vs 44% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 46 active listings in the ZIP; 41 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Jefferson County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1865 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $174,579 (22.4% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1865 — 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. 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: 0.78% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.34%
• DSCR: 1.02
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.8%
• Equity multiple: 0.44×
• Total profit: $-35,404
• Equity at exit: $33,548

10-year hold

• IRR: -7.5%
• Equity multiple: 0.53×
• Total profit: $-29,728
• Equity at exit: $19,454

Cash invested: $63,000 (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 15767

• Home prices YoY: -12.9%
• Active inventory: 46
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,746 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$87 /mo · $1,050/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $18

Break-even live

Break-even rent $1,723

Max offer price $225,000

Occupancy floor 94%

Sensitivity live

Price	-10% $145	-5% $82	+0% $18	+5% $-46	+10% $-109
Rent	-10% $-120	-5% $-51	+0% $18	+5% $87	+10% $156
Rate	-1.0pp $131	-0.5pp $75	base $18	+0.5pp $-40	+1.0pp $-100

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2025-09-11
   status Pending
2. 2025-06-17
   price $225,000
3. 2025-05-05
   listed $249,900 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: $1,050 · $87/mo
• Projected year-2 tax: $2,302 · $192/mo
• Expected delta: +$1,253/yr (+$104/mo · 119.3%)

ⓘ 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 3/10 Moderate 7 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,949
• − Mortgage interest: −$12,603
• − Property taxes: −$1,050
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,676
• − Management: −$1,676
• − Depreciation: −$6,545
• Taxable loss: −$3,726
• Est. tax savings @ 24.0%: +$894
• After-tax cash flow: $1,111/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: Punxsutawney Area SD
• NCES district ID: 4219800
• Math proficiency: 43% ▲ 1.00%
• Reading proficiency: 53% ▼ -8.00%
• Median HH income: $40,610
• Composite: 40.19/100
• National rank: #3787
• State rank: #239 of 539 in PA

Livability — Punxsutawney

• Score: 80/100
• State rank: #219
• US rank: #1934

Category grades

Amenities B+ Commute A- Cost of living A+ Crime A+ Employment D- Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,136

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 42,134 people
• By 2030: 40,512 · -3.8%
• By 2040: 36,747 · -12.8%
• By 2050: 32,755 · -22.3%
• By 2075: 24,402 · -42.1%
• By 2100: 16,398 · -61.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Romanian 4% Polish 3% Iranian 2%
• Foreign-born: 0%
• Languages at home: 93% English-only · German/W. Germanic 6%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+58.5) · D 20.4% · R 78.8%
• 2008→2024 swing: -28.7pp toward R · 2008: -29.8pp · 2024: -58.5pp
• All cycles: 2024: R+58.5 2020: R+58.9 2016: R+59.8 2012: R+45.4 2008: R+29.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.60%
• Current HPI: 132.6877
• 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

-10.0% since first listed

3 events — show timeline

• 2025-09-11 Pending — West Penn MLS
• 2025-06-17 Price Changed $225,000 West Penn MLS
• 2025-05-05 Listed $249,900 West Penn MLS

Property tax history

+0.5%/yr

Latest (2026): $1,050 · +0.1% YoY. Source: county tax records.