2035 Halfmoon Valley Rd · Stormstown, PA 16870

$110,000

3 bd · 2.0 ba · 2,400 sqft · Other public records · 135 Days on market

Built 1850 0.49 ac lot $46/sqft · 77% below area ↓ 27% since listing

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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 +18.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Schools +5.7/10.0
• 1% rule +5.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention Investors 2035 Halfmoon Valley Rd is a rare find in the scenic Stormstown / Port Matilda area, nestled in Halfmoon Township within the highly regarded State College Area School District. This historic home — built in 1850 —spans approximately 2,400 square feet of living space on a nearly half-acre lot (0.49 acres), offering a spacious footprint and rustic country charm that beckons to creative visionaries and renovators alike. This property is in need of significant restoration, and it has been priced accordingly. The AI-generated images are for illustrative purposes only and show what the home could look like after renovations-they do not reflect its present condition.

Key facts

• Historic home
• One fireplace
• 0.49 acre lot

Tags

• HISTORIC HOME
• ORIGINAL ARCHITECTURAL DETAILS
• PARTIALLY FINISHED BASEMENT
• ROLLING CREEK OUTBACK
• ONE FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 0.3% in Stormstown — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#828 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• State College Area SD (urban): math 62% / reading 73% proficiency, ranked #41 of 539 in PA (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 64 active listings in the ZIP; 399 units permitted in Centre County in 2024 (44 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Centre County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 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 1850 — 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. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 7.52%
• Cash-on-cash: 4.37%
• DSCR: 1.19
• GRM: 7.9

CMA / ARV

• ARV (median comp): $469,370
• List price: $110,000
• Delta: -76.56%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.4%
• Equity multiple: 0.65×
• Total profit: $-10,634
• Equity at exit: $16,401

10-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $133
• Equity at exit: $9,511

Cash invested: $30,800 (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 16870

• Home prices YoY: -16.5%
• Active inventory: 64
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,167 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$187 /mo · $2,246/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $112

Break-even live

Break-even rent $1,025

Max offer price $110,000

Occupancy floor 85%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $110,000 Active 135 DOM
2. 2026-06-18
   days on market $110,000 Active 134 DOM
3. 2026-06-17
   days on market $110,000 Active 133 DOM
4. 2026-06-16
   days on market $110,000 Active 132 DOM
5. 2026-06-15
   days on market $110,000 Active 131 DOM
6. 2026-06-14
   days on market $110,000 Active 129 DOM
7. 2026-06-13
   days on market $110,000 Active 128 DOM
8. 2026-06-10
   days on market $110,000 Active 126 DOM
9. 2026-06-09
   days on market $110,000 Active 125 DOM
10. 2026-06-08
    days on market $110,000 Active 124 DOM
11. 2026-06-07
    days on market $110,000 Active 123 DOM
12. 2026-06-02
    days on market $110,000 Active 118 DOM
13. 2026-06-01
    days on market $110,000 Active 117 DOM
14. 2026-05-31
    days on market $110,000 Active 116 DOM
15. 2026-05-30
    days on market $110,000 Active 115 DOM
16. 2026-04-09
    price $110,000 700-char remark

    Show marketing remark (700 chars)

    Attention Investors 2035 Halfmoon Valley Rd is a rare find in the scenic Stormstown / Port Matilda area, nestled in Halfmoon Township within the highly regarded State College Area School District. This historic home — built in 1850 —spans approximately 2,400 square feet of living space on a nearly half-acre lot (0.49 acres), offering a spacious footprint and rustic country charm that beckons to creative visionaries and renovators alike. This property is in need of significant restoration, and it has been priced accordingly. The AI-generated images are for illustrative purposes only and show what the home could look like after renovations-they do not reflect its present condition.

17. 2026-03-13
    price $122,500 700-char remark

    Show marketing remark (700 chars)

    Attention Investors 2035 Halfmoon Valley Rd is a rare find in the scenic Stormstown / Port Matilda area, nestled in Halfmoon Township within the highly regarded State College Area School District. This historic home — built in 1850 —spans approximately 2,400 square feet of living space on a nearly half-acre lot (0.49 acres), offering a spacious footprint and rustic country charm that beckons to creative visionaries and renovators alike. This property is in need of significant restoration, and it has been priced accordingly. The AI-generated images are for illustrative purposes only and show what the home could look like after renovations-they do not reflect its present condition.

18. 2026-02-11
    price $130,000 700-char remark

    Show marketing remark (700 chars)

    Attention Investors 2035 Halfmoon Valley Rd is a rare find in the scenic Stormstown / Port Matilda area, nestled in Halfmoon Township within the highly regarded State College Area School District. This historic home — built in 1850 —spans approximately 2,400 square feet of living space on a nearly half-acre lot (0.49 acres), offering a spacious footprint and rustic country charm that beckons to creative visionaries and renovators alike. This property is in need of significant restoration, and it has been priced accordingly. The AI-generated images are for illustrative purposes only and show what the home could look like after renovations-they do not reflect its present condition.

19. 2026-02-04
    listed $150,000 Active 700-char remark

    Show marketing remark (700 chars)

    Attention Investors 2035 Halfmoon Valley Rd is a rare find in the scenic Stormstown / Port Matilda area, nestled in Halfmoon Township within the highly regarded State College Area School District. This historic home — built in 1850 —spans approximately 2,400 square feet of living space on a nearly half-acre lot (0.49 acres), offering a spacious footprint and rustic country charm that beckons to creative visionaries and renovators alike. This property is in need of significant restoration, and it has been priced accordingly. The AI-generated images are for illustrative purposes only and show what the home could look like after renovations-they do not reflect its present condition.

ⓘ 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: $2,246 · $187/mo
• Projected year-2 tax: $2,246 · $187/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 3/10 Moderate 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,005
• − Mortgage interest: −$6,162
• − Property taxes: −$2,246
• − Insurance: −$550
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$3,200
• Taxable loss: −$393
• Est. tax savings @ 24.0%: +$94
• After-tax cash flow: $1,440/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: State College Area SD
• NCES district ID: 4222770
• Math proficiency: 62% ▼ -4.00%
• Reading proficiency: 73% ▼ -7.00%
• Median HH income: $49,753
• Composite: 57.23/100
• National rank: #1094
• State rank: #41 of 539 in PA

Livability — Stormstown

• Score: 69/100
• State rank: #828
• US rank: #8618

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stormstown, PA
• Population (ZIP): 7,386

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2% Asian 2%
• Common ancestry: Slovak 4% Lithuanian 4% Romanian 4%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Other Indo-European 1% Spanish 1% German/W. Germanic 1%

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: ▼ -43.64%
• Current HPI: 221.2617
• 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

-26.7% since first listed

4 events — show timeline

• 2026-04-09 Price Changed $110,000 BRIGHT MLS
• 2026-03-13 Price Changed $122,500 BRIGHT MLS
• 2026-02-11 Price Changed $130,000 BRIGHT MLS
• 2026-02-04 Listed $150,000 BRIGHT MLS

Property tax history

+2.4%/yr

Latest (2026): $2,246 · +3.1% YoY. Source: county tax records.