408 N 7th St · Philipsburg, PA 16866

$179,000

3 bd · 1.0 ba · 1,204 sqft · Other public records · 15 Days on market

Built 1910 4,792 sqft lot

---

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 +16.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Schools +3.9/10.0
• 1% rule +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Old-world charm meets modern functionality in this beautifully updated home! From top to bottom, you'll appreciate the thoughtful improvements, including a new bathroom, updated flooring, modern electrical service, a new furnace, stylish countertops, updated appliances, and a stunning farmhouse sink that serves as the centerpiece of the kitchen. Soaring 9-foot ceilings and updated light fixtures enhance the home's bright, welcoming feel, while the spacious eat-in kitchen flows seamlessly into the generous dining and living areas perfect for everyday living and entertaining alike. Enjoy peaceful mornings on the inviting front porch or unwind with dinner on the side porch overlooking the quie

Key facts

• Updated appliances
• New furnace
• Stylish countertops

Tags

• NEW BATHROOM
• UPDATED FLOORING
• MODERN ELECTRICAL SERVICE
• NEW FURNACE
• STYLISH COUNTERTOPS
• UPDATED APPLIANCES

Property features AI

Exterior

• Parking: Attached front-entry garage (1 car); Driveway; On-street parking
• Utilities: Public water service; Public septic; Electric hot water; Natural gas for heating
• Home design: Detached property; Excellent property condition; Shingle roof
• Construction: Vinyl siding and wood siding; Concrete construction elements; Block and stone foundation; Built year recorded by assessor
• Exterior features: Public water; Public septic; 2+ access exits

Interior

• Kitchen: Electric range/oven; Range hood; Refrigerator; Exhaust fan
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Laminate plank
• Bathrooms: 1 full bathroom (located on a lower level)
• Heating & cooling: Hot water baseboard heating; Natural gas heating fuel; Electric hot water
• Interior features: Breakfast area; Ceiling fans; Combination dining/living area; Combination kitchen/dining area; Flat floor plan with traditional layout; Recessed lighting; Upgraded countertops; Drywall walls; 9'+ ceilings / high ceilings
• Laundry & utility: Washer/dryer hookups in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $179k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/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 $154k (14.1% below list).
• Recommended offer: $154k (14.1% 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.
• 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 $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Centre County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k 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 ($176k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $179k implies a 175% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $153,729 (14.1% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.86% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.09%
• DSCR: 1.09
• GRM: 9.7

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: 25.8%
• Equity multiple: 3.06×
• Total profit: $103,011
• Equity at exit: $161,257

10-year hold

• IRR: 22.7%
• Equity multiple: 6.96×
• Total profit: $298,885
• Equity at exit: $347,758

Cash invested: $50,120 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,537 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$114 /mo · $1,365/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $87

Break-even live

Break-even rent $1,427

Max offer price $179,000

Occupancy floor 89%

Sensitivity live

Price	-10% $189	-5% $138	+0% $87	+5% $37	+10% $-14
Rent	-10% $-34	-5% $27	+0% $87	+5% $148	+10% $209
Rate	-1.0pp $178	-0.5pp $133	base $87	+0.5pp $41	+1.0pp $-6

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $179,000 Active 15 DOM
2. 2026-06-18
   days on market $179,000 Active 13 DOM
3. 2026-06-17
   days on market $179,000 Active 12 DOM
4. 2026-06-16
   days on market $179,000 Active 11 DOM
5. 2026-06-15
   days on market $179,000 Active 10 DOM
6. 2026-06-13
   days on market $179,000 Active 8 DOM
7. 2026-06-12
   days on market $179,000 Active 7 DOM
8. 2026-06-09
   days on market $179,000 Active 4 DOM
9. 2026-06-08
   days on market $179,000 Active 3 DOM
10. 2026-06-08
    days on market $179,000 Active 2 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $179,000 Active 1 DOM

ⓘ 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: $1,365 · $114/mo
• Projected year-2 tax: $2,097 · $175/mo
• Expected delta: +$732/yr (+$61/mo · 53.6%)

ⓘ 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 ≥92°F today · 18 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: $18,447
• − Mortgage interest: −$10,027
• − Property taxes: −$1,365
• − Insurance: −$895
• − Repairs & maintenance: −$1,476
• − Management: −$1,476
• − Depreciation: −$5,207
• Taxable loss: −$1,998
• Est. tax savings @ 24.0%: +$480
• After-tax cash flow: $1,529/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

• Census place: Philipsburg, PA
• 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

+1391.7% since first listed

3 events — show timeline

• 2026-06-05 Listed $179,000 BRIGHT MLS
• 2026-01-27 Sold (Public Records) $65,000 Public Records
• 1982-04-30 Sold (Public Records) $12,000 Public Records

Property tax history

+1.2%/yr

Latest (2026): $1,365 · +3.0% YoY. Source: county tax records.