815 Tyrone Pike · Philipsburg, PA 16866

$220,000

3 bd · 1.5 ba · 1,564 sqft · Other public records · 15 Days on market

Built 1970 0.50 ac lot

---

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).

• Appreciation +10.0/10.0
• Cash flow +8.1/30.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +2.1/10.0

Listing remarks MLS

For comparable purposes only. This was for sale by owner.

Key facts

• Private half bath
• Dual closets
• Finished basement

Tags

• FINISHED BASEMENT
• RECREATION AREA
• HOME OFFICE SETUP
• PRIVATE HALF BATH
• DUAL CLOSETS
• CEDAR LINED GUN CLOSET

Property features AI

Exterior

• Parking: Attached front-entry garage with inside access; Two garage parking spaces; Paved driveway
• Utilities: Public water; On-site septic; Electric hot water; Electric heating
• Home design: Detached structure; Shingle roof; Not in a federal flood zone
• Construction: Brick construction; Block foundation; Building not winterized
• Exterior features: Outbuilding(s); Sidewalks; Shed; Garage(s)

Interior

• Kitchen: Pantry; Coal stove
• Bedrooms: Three bedrooms on the main level; Additional bedroom (lower level)
• Bathrooms: Two full bathrooms; One half bathroom; One full bathroom on a lower level
• Heating & cooling: Baseboard electric heating; Window cooling units
• Interior features: Breakfast area; Cedar closet(s); Dining area; Floor plan is traditional; Formal separate dining room; Pantry; Stove - coal; Entry-level bedroom; Has fireplace (wood-burning)
• Laundry & utility: Laundry in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $220k.

Deal economics

• At list price, monthly cash flow is $-217 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (17.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (28.1% below list).
• Recommended offer: $158k (28.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#851 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Philipsburg-Osceola Area SD (town): math 42% / reading 52% proficiency, ranked #258 of 539 in PA (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Osceola Mills El Sch (math 52% / reading 57%, grade C, #504 of 1,518 statewide, top 37%, 295 students, 59% FRL); Philipsburg-Osceola Area Ms (math 27% / reading 43%, grade F, #322 of 512 statewide, top 64%, 379 students, 57% FRL); Philipsburg-Osceola Area Hs (math 67%, 520 students, 38% FRL).
• Market conditions: 40 active listings in the ZIP; 399 units permitted in Centre County in 2024 (44 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Centre County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, 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 15 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $155k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $158,250 (28.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1970 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.72% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.22%
• DSCR: 0.81
• GRM: 11.6

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: 21.3%
• Equity multiple: 2.72×
• Total profit: $106,011
• Equity at exit: $198,193

10-year hold

• IRR: 19.2%
• Equity multiple: 6.24×
• Total profit: $323,017
• Equity at exit: $427,412

Cash invested: $61,600 (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 16866

• Home prices YoY: 12.0%
• Active inventory: 40
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,582 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$221 /mo · $2,657/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $-217

Break-even live

Break-even rent $1,857

Max offer price $181,729

Occupancy floor —

Sensitivity live

Price	-10% $-92	-5% $-154	+0% $-217	+5% $-279	+10% $-341
Rent	-10% $-342	-5% $-279	+0% $-217	+5% $-154	+10% $-92
Rate	-1.0pp $-106	-0.5pp $-161	base $-217	+0.5pp $-274	+1.0pp $-332

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-04
   statusdays on market $220,000 Pending 15 DOM
2. 2026-06-02
   days on market $220,000 Active 14 DOM
3. 2026-06-01
   days on market $220,000 Active 13 DOM
4. 2026-05-31
   days on market $220,000 Active 12 DOM
5. 2026-05-19
   listed $220,000 Active
6. 2017-04-18
   soldstatus $155,400
7. 2017-04-14
   soldstatus $155,400 57-char remark

   Show marketing remark (57 chars)

   For comparable purposes only. This was for sale by owner.

8. 2017-01-01
   listed $169,000 57-char remark

   Show marketing remark (57 chars)

   For comparable purposes only. This was for sale by owner.

9. 2015-07-02
   soldstatus $90,000

ⓘ 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: $2,657 · $221/mo
• Projected year-2 tax: $3,067 · $256/mo
• Expected delta: +$409/yr (+$34/mo · 15.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥89°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: $18,990
• − Mortgage interest: −$12,323
• − Property taxes: −$2,657
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − Depreciation: −$6,400
• Taxable loss: −$6,529
• Est. tax savings @ 24.0%: +$1,567
• After-tax cash flow: $-1,033/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: Philipsburg-Osceola Area SD
• NCES district ID: 4219020
• Math proficiency: 42% ▼ -9.00%
• Reading proficiency: 52% ▼ -10.00%
• Median HH income: $40,645
• Composite: 39.37/100
• National rank: #3977
• State rank: #258 of 539 in PA

Livability — Philipsburg

• Score: 69/100
• State rank: #851
• US rank: #8920

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,924

Population outlook (Centre County) Hauer SSP2

• Today (2025): 177,113 people
• By 2030: 185,138 · +4.5%
• By 2040: 196,009 · +10.7%
• By 2050: 205,070 · +15.8%
• By 2075: 217,575 · +22.8%
• By 2100: 230,649 · +30.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 6% Black 6% Two or more races 3%
• Hispanic origin (detail): Mexican 2% Dominican 1%
• Common ancestry: Romanian 7% Slovak 2% Polish 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 6%

Political lean MEDSL · Centre

• 2024 margin: Toss-up / Even · D 50.9% · R 48.1% · Other 1.0%
• 2008→2024 swing: -9.0pp toward R · 2008: 11.8pp · 2024: 2.8pp
• All cycles: 2024: D+2.8 2020: D+4.8 2016: D+1.9 2012: R+0.0 2008: D+11.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 30.47%
• Current HPI: 284.148
• 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

+144.4% since first listed

5 events — show timeline

• 2026-05-19 Listed $220,000 BRIGHT MLS
• 2017-04-18 Sold (Public Records) $155,400 Public Records
• 2017-04-14 Sold (MLS) $155,400 BRIGHT MLS
• 2017-01-01 Listed $169,000 BRIGHT MLS
• 2015-07-02 Sold (Public Records) $90,000 Public Records

Property tax history

+1.5%/yr

Latest (2026): $2,657 · +3.7% YoY. Source: county tax records.