400 Loch Lomond Rd · Rush, PA 16866

$175,000

3 bd · 1.0 ba · 1,288 sqft · Other public records · 35 Days on market

Built 1955

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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 +17.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +4.0/10.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Well maintained home situated on approximately 0.37 acres ( & Acirc; & plusmn; 16,117 sq ft). This property offers a spacious layout with 4 bedrooms and a full bathroom that includes convenient laundry. The home features a spacious multi car garage with both front and side entry, providing easy access and added flexibility. The garage is equipped with 240V electric service and a water spigot, making it well-suited for a workshop, hobby space, or additional utility use. A separate shed offers extra storage. A covered side porch provides a practical and private entrance from the driveway, while a welcoming covered front porch offers a great space for sitting and enjoying the outdoors

Key facts

• Covered front porch
• Separate shed
• Multi car garage

Tags

• MULTI CAR GARAGE
• 240V ELECTRIC SERVICE
• WATER SPIGOT
• SEPARATE SHED
• COVERED SIDE PORCH
• COVERED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $175k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/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 $158k (9.7% below list).
• Recommended offer: $158k (9.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: Philipsburg El Sch (math 52% / reading 62%, grade C+, #444 of 1,518 statewide, top 32%, 406 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 $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 $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $9k; list at $175k implies a 1844% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $158,048 (9.7% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. 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: 0.90% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.39%
• DSCR: 1.15
• GRM: 9.2

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: 26.7%
• Equity multiple: 3.12×
• Total profit: $104,089
• Equity at exit: $157,654

10-year hold

• IRR: 23.4%
• Equity multiple: 7.11×
• Total profit: $299,518
• Equity at exit: $339,987

Cash invested: $49,000 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,580 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$120 /mo · $1,434/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $138

Break-even live

Break-even rent $1,405

Max offer price $175,000

Occupancy floor 86%

Sensitivity live

Price	-10% $237	-5% $188	+0% $138	+5% $89	+10% $39
Rent	-10% $14	-5% $76	+0% $138	+5% $201	+10% $263
Rate	-1.0pp $227	-0.5pp $183	base $138	+0.5pp $93	+1.0pp $47

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-17
   status $175,000 Under Contract 35 DOM
2. 2026-06-16
   days on market $175,000 Active 35 DOM
3. 2026-06-15
   days on market $175,000 Active 34 DOM
4. 2026-06-13
   days on market $175,000 Active 32 DOM
5. 2026-06-12
   days on market $175,000 Active 31 DOM
6. 2026-06-09
   days on market $175,000 Active 28 DOM
7. 2026-06-08
   days on market $175,000 Active 27 DOM
8. 2026-06-08
   days on market $175,000 Active 26 DOM
9. 2026-06-07
   days on market $175,000 Active 25 DOM
10. 2026-06-04
    days on market $175,000 Active 22 DOM
11. 2026-06-02
    days on market $175,000 Active 21 DOM
12. 2026-06-01
    days on market $175,000 Active 20 DOM
13. 2026-05-31
    days on market $175,000 Active 19 DOM
14. 2026-05-12
    listed $175,000 Active 1273-char remark
15. 1963-03-29
    soldstatus $9,000

ⓘ 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: $1,434 · $120/mo
• Projected year-2 tax: $2,100 · $175/mo
• Expected delta: +$665/yr (+$55/mo · 46.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°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: $18,966
• − Mortgage interest: −$9,803
• − Property taxes: −$1,434
• − Insurance: −$875
• − Repairs & maintenance: −$1,517
• − Management: −$1,517
• − Depreciation: −$5,091
• Taxable loss: −$1,272
• Est. tax savings @ 24.0%: +$305
• After-tax cash flow: $1,966/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 — Rush

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: North 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

+1844.4% since first listed

3 events — show timeline

• 2026-06-16 Pending — FSBO.com
• 2026-05-12 Listed $175,000 FSBO.com
• 1963-03-29 Sold (Public Records) $9,000 Public Records

Property tax history

+1.5%/yr

Latest (2026): $1,434 · +3.7% YoY. Source: county tax records.