194 Maple Lane Dr · Cooperstown, PA 16317

$89,900

3 bd · 1.5 ba · 1,226 sqft · SingleFamily public records · 215 Days on market

Built 1964 1.03 ac lot $73/sqft · 42% below area Est $140k · 36% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Appreciation +5.3/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for a ranch with 3 Bedrooms & 1 3/4 Bath with 2 Car Attached garage in Cooperstown area. Home is right across from the pond with great view. Plus a Storage Shed for all your toys as well. This is all electric Home with Heat in the ceilings. All offers must be submitted through the property's listing page on www. auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval. Auction starts on 05/12/2026.

Key facts

• Storage shed
• Cooperstown area
• Electric home

Tags

• COOPERSTOWN AREA
• ACROSS FROM THE POND
• STORAGE SHED
• ELECTRIC HOME
• HEAT IN THE CEILINGS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#1,279 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety C-, employment D+.
• 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.
• Zoned schools: Valley Grove El Sch (math 38% / reading 59%, grade D, #718 of 1,518 statewide, top 48%, 442 students, 63% FRL); Rocky Grove Jshs (math 37% / reading 57%, grade D-, #167 of 437 statewide, top 39%, 369 students, 47% FRL).
• Market conditions: 5 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 $1k of equity ($622 loan paydown + $606 appreciation (0.7% 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 (0.7% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 215 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $60k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 215 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 1964 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.49% ✓
• Cap rate: 11.87%
• Cash-on-cash: 19.92%
• DSCR: 1.89
• GRM: 5.6

CMA / ARV

• ARV (median comp): $140,051
• List price: $89,900
• Delta: -35.81%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
137 Edgewood Dr	0.16mi	3/1.0	1,056 (-14%)	13mo	$195,000	$185	56
270 Maple Lane Dr	0.20mi	3/1.0	1,044 (-15%)	14mo	$94,700	$91	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.3%
• Equity multiple: 2.07×
• Total profit: $26,903
• Equity at exit: $29,173

10-year hold

• IRR: 24.7%
• Equity multiple: 3.90×
• Total profit: $72,976
• Equity at exit: $37,621

Cash invested: $25,172 (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 16317

• Home prices YoY: 0.3%
• Active inventory: 5
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,338 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$130 /mo · $1,563/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $418

Break-even live

Break-even rent $809

Max offer price $89,900

Occupancy floor 64%

Sensitivity live

Price	-10% $469	-5% $443	+0% $418	+5% $392	+10% $367
Rent	-10% $312	-5% $365	+0% $418	+5% $471	+10% $524
Rate	-1.0pp $463	-0.5pp $441	base $418	+0.5pp $395	+1.0pp $371

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-16
   days on market $89,900 Active 215 DOM
2. 2026-06-15
   days on market $89,900 Active 214 DOM
3. 2026-06-13
   days on market $89,900 Active 212 DOM
4. 2026-06-12
   days on market $89,900 Active 211 DOM
5. 2026-06-09
   days on market $89,900 Active 208 DOM
6. 2026-06-08
   days on market $89,900 Active 207 DOM
7. 2026-06-08
   days on market $89,900 Active 206 DOM
8. 2026-06-07
   days on market $89,900 Active 205 DOM
9. 2026-06-04
   days on market $89,900 Active 202 DOM
10. 2026-06-02
    days on market $89,900 Active 201 DOM
11. 2026-06-01
    days on market $89,900 Active 200 DOM
12. 2026-05-31
    days on market $89,900 Active 199 DOM
13. 2026-04-22
    price $89,900 550-char remark

    Show marketing remark (550 chars)

    Looking for a ranch with 3 Bedrooms & 1 3/4 Bath with 2 Car Attached garage in Cooperstown area. Home is right across from the pond with great view. Plus a Storage Shed for all your toys as well. This is all electric Home with Heat in the ceilings. All offers must be submitted through the property's listing page on www. auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval. Auction starts on 05/12/2026.

14. 2026-03-22
    price $99,900 550-char remark

    Show marketing remark (550 chars)

    Looking for a ranch with 3 Bedrooms & 1 3/4 Bath with 2 Car Attached garage in Cooperstown area. Home is right across from the pond with great view. Plus a Storage Shed for all your toys as well. This is all electric Home with Heat in the ceilings. All offers must be submitted through the property's listing page on www. auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval. Auction starts on 05/12/2026.

15. 2026-02-18
    price $109,900 550-char remark

    Show marketing remark (550 chars)

    Looking for a ranch with 3 Bedrooms & 1 3/4 Bath with 2 Car Attached garage in Cooperstown area. Home is right across from the pond with great view. Plus a Storage Shed for all your toys as well. This is all electric Home with Heat in the ceilings. All offers must be submitted through the property's listing page on www. auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval. Auction starts on 05/12/2026.

16. 2026-01-19
    price $119,900 550-char remark

    Show marketing remark (550 chars)

    Looking for a ranch with 3 Bedrooms & 1 3/4 Bath with 2 Car Attached garage in Cooperstown area. Home is right across from the pond with great view. Plus a Storage Shed for all your toys as well. This is all electric Home with Heat in the ceilings. All offers must be submitted through the property's listing page on www. auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval. Auction starts on 05/12/2026.

17. 2025-12-17
    price $134,900 550-char remark

    Show marketing remark (550 chars)

    Looking for a ranch with 3 Bedrooms & 1 3/4 Bath with 2 Car Attached garage in Cooperstown area. Home is right across from the pond with great view. Plus a Storage Shed for all your toys as well. This is all electric Home with Heat in the ceilings. All offers must be submitted through the property's listing page on www. auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval. Auction starts on 05/12/2026.

18. 2025-11-13
    listed $149,900 Active 550-char remark

    Show marketing remark (550 chars)

    Looking for a ranch with 3 Bedrooms & 1 3/4 Bath with 2 Car Attached garage in Cooperstown area. Home is right across from the pond with great view. Plus a Storage Shed for all your toys as well. This is all electric Home with Heat in the ceilings. All offers must be submitted through the property's listing page on www. auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval. Auction starts on 05/12/2026.

19. 2024-06-05
    listed $165,000 Active 798-char remark

    Show marketing remark (798 chars)

    Welcome to 194 Maple Lane Drive! This charming one level home offers three bedrooms and two bathrooms, nestled on over an acre of tranquility. Step inside from the attached garage to discover a thoughtfully designed layout with main floor laundry, an abundance of natural light and separate dining that opens up to the covered patio, perfect for entertaining. The living room is equipped with a space for a wood burning stove to save money on electricity during the colder months. Storage is abundant with an attached shed accessed from the porch and an additional over-sized shed in the back yard. Outside, the sprawling yard invites outdoor recreation and relaxation, with plenty of space to enjoy the beauty of the neighborhood. Don't miss your opportunity to make this serene retreat your own!

20. 2011-12-06
    soldstatus $85,000

ⓘ 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: $1,563 · $130/mo
• Projected year-2 tax: $1,563 · $130/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $16,057
• − Mortgage interest: −$5,036
• − Property taxes: −$1,563
• − Insurance: −$450
• − Repairs & maintenance: −$1,285
• − Management: −$1,285
• − Depreciation: −$2,615
• Taxable income: $3,824
• Est. tax owed @ 24.0%: −$918
• After-tax cash flow: $4,097/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 — Cooperstown

• Score: 63/100
• State rank: #1279
• US rank: #15490

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cooperstown, PA
• Population (ZIP): 1,335

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Romanian 3% Iranian 3% Serbian 2%
• Foreign-born: 1%

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: ▲ 0.67%
• Current HPI: 261.0672
• 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

+5.8% since first listed

8 events — show timeline

• 2026-04-22 Price Changed $89,900 AVBREALTORS
• 2026-03-22 Price Changed $99,900 AVBREALTORS
• 2026-02-18 Price Changed $109,900 AVBREALTORS
• 2026-01-19 Price Changed $119,900 AVBREALTORS
• 2025-12-17 Price Changed $134,900 AVBREALTORS
• 2025-11-13 Listed $149,900 AVBREALTORS
• 2024-06-05 Listed $165,000 West Penn MLS
• 2011-12-06 Sold (Public Records) $85,000 Public Records

Property tax history

+2.1%/yr

Latest (2026): $1,563 · +3.2% YoY. Source: county tax records.