2972 Sizerville Rd · Prospect Park, PA 15834

$80,000

3 bd · 1.0 ba · 1,300 sqft · Other · 189 Days on market

Built 1950 0.92 ac lot $62/sqft · 43% above area Est $56k · 43% over

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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 +25.8/30.0
• DSCR +8.6/10.0
• 1% rule +7.4/10.0
• Appreciation +4.9/10.0
• Livability +4.2/5.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Charming 3-bedroom, 1-bath Cape Cod just 2.9 miles outside Emporium, set among the rolling hills and hardwood forests of rural North-Central Pennsylvania. This stick-built home offers an attached garage and a flat 0.92-acre yard with a stream along the back. Features include well water, septic system with leach bed, and propane forced-air heat. Ideal for first-time homebuyers, small families, full-time living, a weekend retreat, or as an investment property.

Key facts

• Attached garage
• Stream
• Flat yard

Tags

• ATTACHED GARAGE
• FLAT YARD
• STREAM
• WELL WATER
• SEPTIC SYSTEM
• PROPANE FORCED-AIR HEAT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($990 rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 84/100 on livability (#103 in PA, #760 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F.
• Cameron County SD (town): math 36% / reading 61% proficiency, ranked #231 of 539 in PA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 active listings in the ZIP.

Forward outlook

• In year one you build about $435 of equity ($553 loan paydown + $-118 appreciation (-0.1% local appreciation)).
• Cameron County population projected at -40% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.1% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $23k; list at $80k implies a 248% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 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 1950 — 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. 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?
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: 1.24% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.40%
• DSCR: 1.46
• GRM: 6.7

CMA / ARV

• ARV (median comp): $56,076
• List price: $80,000
• Delta: 42.66%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-0.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.0%
• Equity multiple: 1.42×
• Total profit: $9,512
• Equity at exit: $22,640

10-year hold

• IRR: 14.1%
• Equity multiple: 2.53×
• Total profit: $34,234
• Equity at exit: $26,748

Cash invested: $22,400 (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 15834

• Home prices YoY: -0.2%
• Active inventory: 16
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $990 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$135 /mo · $1,625/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $194

Break-even live

Break-even rent $745

Max offer price $80,000

Occupancy floor 75%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-09
   status $80,000 Pending 189 DOM
2. 2026-06-08
   days on market $80,000 Active 189 DOM
3. 2026-06-08
   days on market $80,000 Active 188 DOM
4. 2026-06-07
   days on market $80,000 Active 187 DOM
5. 2026-06-04
   days on market $80,000 Active 184 DOM
6. 2026-06-02
   days on market $80,000 Active 183 DOM
7. 2026-06-01
   days on market $80,000 Active 182 DOM
8. 2026-05-31
   days on market $80,000 Active 181 DOM
9. 2026-04-18
   price $80,000 462-char remark

   Show marketing remark (462 chars)

   Charming 3-bedroom, 1-bath Cape Cod just 2.9 miles outside Emporium, set among the rolling hills and hardwood forests of rural North-Central Pennsylvania. This stick-built home offers an attached garage and a flat 0.92-acre yard with a stream along the back. Features include well water, septic system with leach bed, and propane forced-air heat. Ideal for first-time homebuyers, small families, full-time living, a weekend retreat, or as an investment property.

10. 2026-04-18
    price $80,000 462-char remark

    Show marketing remark (462 chars)

    Charming 3-bedroom, 1-bath Cape Cod just 2.9 miles outside Emporium, set among the rolling hills and hardwood forests of rural North-Central Pennsylvania. This stick-built home offers an attached garage and a flat 0.92-acre yard with a stream along the back. Features include well water, septic system with leach bed, and propane forced-air heat. Ideal for first-time homebuyers, small families, full-time living, a weekend retreat, or as an investment property.

11. 2025-11-25
    listed $100,000 Active 462-char remark

    Show marketing remark (462 chars)

    Charming 3-bedroom, 1-bath Cape Cod just 2.9 miles outside Emporium, set among the rolling hills and hardwood forests of rural North-Central Pennsylvania. This stick-built home offers an attached garage and a flat 0.92-acre yard with a stream along the back. Features include well water, septic system with leach bed, and propane forced-air heat. Ideal for first-time homebuyers, small families, full-time living, a weekend retreat, or as an investment property.

12. 2025-11-25
    listed $100,000 Active 462-char remark

    Show marketing remark (462 chars)

    Charming 3-bedroom, 1-bath Cape Cod just 2.9 miles outside Emporium, set among the rolling hills and hardwood forests of rural North-Central Pennsylvania. This stick-built home offers an attached garage and a flat 0.92-acre yard with a stream along the back. Features include well water, septic system with leach bed, and propane forced-air heat. Ideal for first-time homebuyers, small families, full-time living, a weekend retreat, or as an investment property.

13. 2022-08-26
    soldstatus $23,000

ⓘ 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: $1,625 · $135/mo
• Projected year-2 tax: $1,625 · $135/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 6/10 Major FEMA zone X (shaded) · 51% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥90°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,886
• − Mortgage interest: −$4,481
• − Property taxes: −$1,625
• − Insurance: −$400
• − Repairs & maintenance: −$951
• − Management: −$951
• − Depreciation: −$2,327
• Taxable income: $1,151
• Est. tax owed @ 24.0%: −$276
• After-tax cash flow: $2,054/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: Cameron County SD
• NCES district ID: 4204830
• Math proficiency: 36% ▼ -7.00%
• Reading proficiency: 61% ▼ -9.00%
• Median HH income: $40,115
• Composite: 40.49/100
• National rank: #3714
• State rank: #231 of 539 in PA

Livability — Prospect Park

• Score: 84/100
• State rank: #103
• US rank: #760

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 6,441
• Population (ZIP): 4,086

Population outlook (Cameron County) Hauer SSP2

• Today (2025): 4,072 people
• By 2030: 3,706 · -9.0%
• By 2040: 3,010 · -26.1%
• By 2050: 2,443 · -40.0%
• By 2075: 1,663 · -59.2%
• By 2100: 1,296 · -68.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Lithuanian 2% Serbian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Cameron

• 2024 margin: Solid R (+50.3) · D 24.2% · R 74.5% · Other 1.2%
• 2008→2024 swing: -30.5pp toward R · 2008: -19.8pp · 2024: -50.3pp
• All cycles: 2024: R+50.3 2020: R+46.7 2016: R+50.7 2012: R+29.8 2008: R+19.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.15%
• Current HPI: 77.9153
• 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

+247.8% since first listed

5 events — show timeline

• 2026-04-18 Price Changed $80,000 NMPA
• 2026-04-18 Price Changed $80,000 ECBR
• 2025-11-25 Listed $100,000 ECBR
• 2025-11-25 Listed $100,000 NMPA
• 2022-08-26 Sold (Public Records) $23,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,625 · +0.0% YoY. Source: county tax records.