29 Peters Rd · Horton, PA 15823

$25,000

3 bd · 1.0 ba · 1,080 sqft · Other public records · 52 Days on market

Built 1900 3,485 sqft lot

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Why this score? — see what drove the C 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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Home or camp for sale in Elbon, PA. 2 bedrooms and 1 full bathroom. Spacious kitchen and living room. Being Sold As-is where-is.

Key facts

• 3,485 sq ft lot
• Built 1900
• Listed 52 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water
• Home design: Residential single-family home (single-unit)
• Exterior features: Covered patio/porch; Shingle roof

Interior

• Interior features: 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $25k.

Deal economics

• At list price, monthly cash flow is $642 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $24k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Ridgway Area SD (town): math 53% / reading 68% proficiency, ranked #79 of 539 in PA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 3 active listings in the ZIP; 53 units permitted in Elk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($173 loan paydown + $2k appreciation (10.0% local appreciation)).
• Elk County population projected at -27% 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, 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 52 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $25k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $24,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1900 — 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: 4.22% ✓
• Cap rate: 37.10%
• Cash-on-cash: 110.02%
• DSCR: 5.90
• GRM: 2.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 8.79×
• Total profit: $54,518
• Equity at exit: $22,522

10-year hold

• IRR: —
• Equity multiple: 19.35×
• Total profit: $128,459
• Equity at exit: $48,570

Cash invested: $7,000 (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 15823

• Home prices YoY: 15.0%
• Active inventory: 3
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,056 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$51 /mo · $613/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $642

Break-even live

Break-even rent $244

Max offer price $25,000

Occupancy floor 34%

Sensitivity live

Price	-10% $656	-5% $649	+0% $642	+5% $635	+10% $628
Rent	-10% $558	-5% $600	+0% $642	+5% $683	+10% $725
Rate	-1.0pp $654	-0.5pp $648	base $642	+0.5pp $635	+1.0pp $629

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

Listing history 16 events

1. 2026-06-21
   days on market $25,000 Active 52 DOM
2. 2026-06-18
   days on market $25,000 Active 50 DOM
3. 2026-06-17
   days on market $25,000 Active 49 DOM
4. 2026-06-16
   days on market $25,000 Active 48 DOM
5. 2026-06-15
   days on market $25,000 Active 47 DOM
6. 2026-06-13
   days on market $25,000 Active 45 DOM
7. 2026-06-12
   days on market $25,000 Active 44 DOM
8. 2026-06-09
   days on market $25,000 Active 41 DOM
9. 2026-06-08
   days on market $25,000 Active 40 DOM
10. 2026-06-08
    days on market $25,000 Active 39 DOM
11. 2026-06-04
    days on market $25,000 Active 35 DOM
12. 2026-06-02
    days on market $25,000 Active 34 DOM
13. 2026-06-01
    days on market $25,000 Active 33 DOM
14. 2026-05-31
    days on market $25,000 Active 32 DOM
15. 2026-04-29
    listed $25,000 Active 128-char remark
16. 2021-04-26
    soldstatus $10,000

ⓘ 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: $613 · $51/mo
• Projected year-2 tax: $613 · $51/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥88°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,674
• − Mortgage interest: −$1,400
• − Property taxes: −$613
• − Insurance: −$125
• − Repairs & maintenance: −$1,014
• − Management: −$1,014
• − Depreciation: −$727
• Taxable income: $7,780
• Est. tax owed @ 24.0%: −$1,867
• After-tax cash flow: $5,834/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: Ridgway Area SD
• NCES district ID: 4220310
• Math proficiency: 53% ▼ -8.00%
• Reading proficiency: 68% ▼ -4.00%
• Median HH income: $43,406
• Composite: 50.8/100
• National rank: #1807
• State rank: #79 of 539 in PA

Livability — Horton

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

Census & demographics

• Population (ZIP): 1,289

Population outlook (Elk County) Hauer SSP2

• Today (2025): 28,567 people
• By 2030: 27,172 · -4.9%
• By 2040: 24,111 · -15.6%
• By 2050: 20,967 · -26.6%
• By 2075: 15,355 · -46.2%
• By 2100: 10,418 · -63.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Romanian 4% Slovak 3% Iranian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Arabic 1%

Political lean MEDSL · Elk

• 2024 margin: Solid R (+47.0) · D 26.1% · R 73.1%
• 2008→2024 swing: -51.3pp toward R · 2008: 4.3pp · 2024: -47.0pp
• All cycles: 2024: R+47.0 2020: R+45.1 2016: R+43.8 2012: R+15.7 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 22.05%
• Current HPI: 169.4094
• 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

+150.0% since first listed

2 events — show timeline

• 2026-04-29 Listed $25,000 ECBR
• 2021-04-26 Sold (Public Records) $10,000 Public Records

Property tax history

+2.0%/yr

Latest (2026): $613 · +5.1% YoY. Source: county tax records.