20 Lost Ln

Oswayo, PA 16915

$88,000C-

2 bd · 1.5 ba · 790 sqft · Built 1971 · SingleFamily · Active · 53 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $860/mo
• Mortgage (P&I): −$461
• Tax + insurance: −$147
• HOA: −$0
• Vac / Maint / Mgmt: −$181
• Net cashflow: $71/mo
• Annual: $852/yr
• Cap rate: 7.26%
• Cash-on-cash: 3.46%
• DSCR: 1.15
• 1% rule: 0.98%
• Cash to close: $24,640

Investor read

• This is a 2-bed/1.5-bath single-family listed at $88k. Condition is rated fair.
• At list price, monthly cash flow is $71 ($852/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 $86k (2.3% below list).
• It's been on market 53 days — a 3% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $85k (3.0% below list) — sets the bar for market timing.
• Local home prices are declining (-3.0%/yr); year-one equity from $608 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Location reads 59/100 on livability (#1,545 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime C-, health & safety D, amenities F.
• Oswayo Valley SD (rural): math 64% / reading 68% proficiency, ranked #146 of 658 in PA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Oswayo Valley El Sch (math 62% / reading 77%, grade A-, #151 of 1,518 statewide, top 12%, 162 students, 84% FRL); Oswayo Valley Ms (math 37% / reading 52%, grade D, #194 of 512 statewide, top 39%, 83 students, 58% FRL); Oswayo Valley Hs (math 75%, 96 students, 36% FRL) — zoned schools average 59% FRL vs 43% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 52 active listings in the ZIP; 24 units permitted in Potter County in 2024 (0 in 5+ unit buildings).
• Potter County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Questions for listing agent

• It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
• 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.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• Major: roof — Visible damage and potential leaks in the independent satellite image.
• Major: exterior siding — Peeling paint and potential rot in the independent satellite image.
• Major: flooring — Carpeted flooring in the listing photo may need replacement.
• Major: interior walls — Paint peeling and discoloration in the listing photo.
• Major: landscaping — Overgrown grass and lack of landscaping in the listing photo.
• Major: HVAC condensers — No visible systems in the listing photos, but the independent satellite image shows HVAC condensers which may need maintenance or replacement.