230 Causeway Dr · Sugarcreek, PA 16323

$60,000

2 bd · 1.0 ba · 625 sqft · SingleFamily public records · 274 Days on market

Built 1900 0.25 ac lot $96/sqft · 74% below area ↓ 16% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

French Creek Cottage 2.00 Welcome to French Creek Cottage 2.00, a charming investment opportunity located in the quiet village of Sugar Creek. This property includes two one-bedroom, one-bath homes on site, along with a spacious 2-stall garage, making it perfect for rental income, downsizing, or a multi-unit setup. One of the homes is currently tenant-occupied, bringing in $500/month with a long-term renter, while the other unit is vacant and ready for your next tenant or personal use. For buyers seeking additional potential, the adjacent property is also available for purchase, giving you the opportunity to own three total rental units—a rare find in this desirable area. Whether you're an investor looking to expand your portfolio or a homeowner interested in rental income, French Creek Cottage 2.00 offers flexibility, value, and small-town charm.

Key facts

• Tenant occupied
• Quiet village
• Spacious garage

Tags

• SPACIOUS GARAGE
• THREE TOTAL RENTAL UNITS
• TENANT OCCUPIED
• VACANT UNIT
• QUIET VILLAGE
• DESIRABLE AREA

🏷️ Possibly a rental listed for sale. The $60,000 price doesn't fit this home's estimated sale value (~$229,476) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#1,056 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools D-, amenities F.
• Valley Grove SD (rural): math 36% / reading 58% proficiency, ranked #256 of 539 in PA (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 51 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 $6k of equity ($415 loan paydown + $6k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 274 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 274 days. Have you received any prior offers? Is the seller open to a 12% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 1.69% ✓
• Cap rate: 14.48%
• Cash-on-cash: 29.23%
• DSCR: 2.30
• GRM: 4.9

CMA / ARV

• ARV (median comp): $229,476
• List price: $60,000
• Delta: -73.85%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 43.3%
• Equity multiple: 4.29×
• Total profit: $55,237
• Equity at exit: $54,053

10-year hold

• IRR: 37.5%
• Equity multiple: 9.63×
• Total profit: $145,017
• Equity at exit: $116,567

Cash invested: $16,800 (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 16323

• Home prices YoY: 12.2%
• Active inventory: 51
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,011 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$50 /mo · $601/yr
• Insurance: −$25
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $354

Break-even live

Break-even rent $564

Max offer price $60,000

Occupancy floor 60%

Sensitivity live

Price	-10% $388	-5% $371	+0% $354	+5% $337	+10% $320
Rent	-10% $274	-5% $314	+0% $354	+5% $394	+10% $434
Rate	-1.0pp $384	-0.5pp $369	base $354	+0.5pp $338	+1.0pp $322

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $60,000 Active 274 DOM
2. 2026-06-18
   days on market $60,000 Active 272 DOM
3. 2026-06-17
   days on market $60,000 Active 271 DOM
4. 2026-06-16
   days on market $60,000 Active 270 DOM
5. 2026-06-15
   days on market $60,000 Active 269 DOM
6. 2026-06-13
   days on market $60,000 Active 267 DOM
7. 2026-06-12
   days on market $60,000 Active 266 DOM
8. 2026-06-09
   pricedays on market $60,000 Active 263 DOM
9. 2026-06-08
   days on market $63,000 Active 262 DOM
10. 2026-06-08
    days on market $63,000 Active 261 DOM
11. 2026-06-07
    days on market $63,000 Active 260 DOM
12. 2026-06-04
    days on market $63,000 Active 257 DOM
13. 2026-06-02
    days on market $63,000 Active 256 DOM
14. 2026-06-01
    days on market $63,000 Active 255 DOM
15. 2026-05-31
    days on market $63,000 Active 254 DOM
16. 2026-05-07
    price $63,000 866-char remark

    Show marketing remark (866 chars)

    French Creek Cottage 2.00 Welcome to French Creek Cottage 2.00, a charming investment opportunity located in the quiet village of Sugar Creek. This property includes two one-bedroom, one-bath homes on site, along with a spacious 2-stall garage, making it perfect for rental income, downsizing, or a multi-unit setup. One of the homes is currently tenant-occupied, bringing in $500/month with a long-term renter, while the other unit is vacant and ready for your next tenant or personal use. For buyers seeking additional potential, the adjacent property is also available for purchase, giving you the opportunity to own three total rental units—a rare find in this desirable area. Whether you're an investor looking to expand your portfolio or a homeowner interested in rental income, French Creek Cottage 2.00 offers flexibility, value, and small-town charm.

17. 2025-10-31
    price $70,000 866-char remark

    Show marketing remark (866 chars)

    French Creek Cottage 2.00 Welcome to French Creek Cottage 2.00, a charming investment opportunity located in the quiet village of Sugar Creek. This property includes two one-bedroom, one-bath homes on site, along with a spacious 2-stall garage, making it perfect for rental income, downsizing, or a multi-unit setup. One of the homes is currently tenant-occupied, bringing in $500/month with a long-term renter, while the other unit is vacant and ready for your next tenant or personal use. For buyers seeking additional potential, the adjacent property is also available for purchase, giving you the opportunity to own three total rental units—a rare find in this desirable area. Whether you're an investor looking to expand your portfolio or a homeowner interested in rental income, French Creek Cottage 2.00 offers flexibility, value, and small-town charm.

18. 2025-09-19
    listed $75,000 Active 866-char remark

    Show marketing remark (866 chars)

    French Creek Cottage 2.00 Welcome to French Creek Cottage 2.00, a charming investment opportunity located in the quiet village of Sugar Creek. This property includes two one-bedroom, one-bath homes on site, along with a spacious 2-stall garage, making it perfect for rental income, downsizing, or a multi-unit setup. One of the homes is currently tenant-occupied, bringing in $500/month with a long-term renter, while the other unit is vacant and ready for your next tenant or personal use. For buyers seeking additional potential, the adjacent property is also available for purchase, giving you the opportunity to own three total rental units—a rare find in this desirable area. Whether you're an investor looking to expand your portfolio or a homeowner interested in rental income, French Creek Cottage 2.00 offers flexibility, value, and small-town charm.

ⓘ 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: $601 · $50/mo
• Projected year-2 tax: $774 · $65/mo
• Expected delta: +$174/yr (+$14/mo · 28.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°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: $12,135
• − Mortgage interest: −$3,361
• − Property taxes: −$601
• − Insurance: −$966
• − Repairs & maintenance: −$971
• − Management: −$971
• − Depreciation: −$1,745
• Taxable income: $3,520
• Est. tax owed @ 24.0%: −$845
• After-tax cash flow: $3,399/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: Valley Grove SD
• NCES district ID: 4224630
• Math proficiency: 36% ▼ -15.00%
• Reading proficiency: 58% ▼ -7.00%
• Median HH income: $42,090
• Composite: 39.46/100
• National rank: #3957
• State rank: #256 of 539 in PA

Livability — Sugarcreek

• Score: 66/100
• State rank: #1056
• US rank: #11914

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sugarcreek, PA
• City population: 15,310
• Population (ZIP): 14,694

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 (92%)
• Race & ethnicity: White 92% Two or more races 3% Black 2%
• Common ancestry: Romanian 4% Iranian 3% Serbian 2%
• Foreign-born: 1% · Canada

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: ▲ 26.68%
• Current HPI: 245.9766
• 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

-16.0% since first listed

3 events — show timeline

• 2026-05-07 Price Changed $63,000 AVBREALTORS
• 2025-10-31 Price Changed $70,000 AVBREALTORS
• 2025-09-19 Listed $75,000 AVBREALTORS

Property tax history

+1.5%/yr

Latest (2026): $601 · +3.0% YoY. Source: county tax records.