212 Thickhead Mountain Rd · Boalsburg, PA 16828

$149,900

3 bd · 1.0 ba · 1,258 sqft · SingleFamily · 252 Days on market

Built 1960 Fair condition 0.25 ac lot $119/sqft · 8% above area Est $139k · 8% over ↓ 10% since listing

---

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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• Schools +4.5/10.0
• Livability +4.1/5.0
• ARV discount +3.9/15.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller Financing Available! Year-round Cabin Retreat in Rothrock State Forest Spring is arriving in the mountains, and there’s no better place to enjoy it than this charming woodland cabin at 212 Thickhead Rd. Nestled deep within the peaceful beauty of Rothrock State Forest, this fully furnished 3-bedroom, 1.5-bath getaway offers the perfect blend of comfort, nature, and adventure. Wake up to birdsong, sip your morning coffee while listening to the gentle stream flowing just behind the cabin, and watch the forest come alive with fresh greenery and wildlife. Whether you're looking for a quiet escape or a basecamp for outdoor fun, this turn-key cabin makes it easy to relax from the moment you arrive. Outdoor enthusiasts will love the location. Miles of hiking, mountain biking, hunting, and exploring begin right outside your door. Spend sunny afternoons paddling or fishing at nearby Lake Colyer, just minutes away. And when football season rolls around, you're only about 17 miles from the excitement of Beaver Stadium and everything State College has to offer. Inside, the cabin is warm and welcoming with cozy living spaces, rustic charm, and a pool table ready for friendly competition after a day outdoors. Best of all, it’s being sold fully furnished, making it a true turn-key mountain retreat. Ownership includes the cabin itself, while the land is leased through the Pennsylvania Department of Conservation and Natural Resources, providing a rare and affordable opportunity to own a private escape in the heart of the forest. Whether you're searching for a peaceful weekend getaway, a gathering place for family and friends, or your own personal basecamp for outdoor adventure, this special cabin offers a lifestyle that’s hard to find. Come experience the magic of Rothrock State Forest this spring—schedule your private showing today!

Key facts

• Stunning views
• Lake colyer
• Peaceful stream

Tags

• ROTHROCK STATE FOREST
• PEACEFUL STREAM
• STUNNING VIEWS
• LAKE COLYER
• GAME-READY POOL TABLE
• UNIQUE LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $447 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 2.2% in Boalsburg — 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 82/100 on livability (#149 in PA, #1,210 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living D+, amenities F, health & safety F.
• Penns Valley Area SD (rural): math 48% / reading 57% proficiency, ranked #144 of 539 in PA (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Penns Valley Area El And Intrmd Sch (math 54% / reading 64%, grade B-, #420 of 1,518 statewide, top 28%, 389 students, 42% FRL); Penns Valley Area Jshs (math 40% / reading 45%, grade F, #226 of 437 statewide, top 52%, 662 students, 28% FRL).
• Market conditions: 37 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 $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 252 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Recommended offer $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 252 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.25% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.78%
• DSCR: 1.57
• GRM: 6.7

CMA / ARV

• ARV (median comp): $138,847
• List price: $149,900
• Delta: 7.96%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.6%
• Equity multiple: 1.10×
• Total profit: $4,218
• Equity at exit: $22,351

10-year hold

• IRR: 12.2%
• Equity multiple: 1.96×
• Total profit: $40,461
• Equity at exit: $12,961

Cash invested: $41,972 (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 16828

• Home prices YoY: -9.7%
• Active inventory: 37
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,877 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $447

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 71%

Sensitivity live

Price	-10% $551	-5% $499	+0% $447	+5% $395	+10% $344
Rent	-10% $299	-5% $373	+0% $447	+5% $521	+10% $595
Rate	-1.0pp $523	-0.5pp $485	base $447	+0.5pp $408	+1.0pp $369

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $149,900 Active 252 DOM
2. 2026-06-19
   days on market $149,900 Active 250 DOM
3. 2026-06-18
   days on market $149,900 Active 249 DOM
4. 2026-06-17
   days on market $149,900 Active 248 DOM
5. 2026-06-16
   days on market $149,900 Active 247 DOM
6. 2026-06-15
   days on market $149,900 Active 246 DOM
7. 2026-06-14
   days on market $149,900 Active 244 DOM
8. 2026-06-13
   days on market $149,900 Active 243 DOM
9. 2026-06-10
   days on market $149,900 Active 241 DOM
10. 2026-06-09
    days on market $149,900 Active 240 DOM
11. 2026-06-08
    days on market $149,900 Active 239 DOM
12. 2026-06-07
    days on market $149,900 Active 238 DOM
13. 2026-06-05
    days on market $149,900 Active 235 DOM
14. 2026-06-02
    days on market $149,900 Active 233 DOM
15. 2026-06-01
    days on market $149,900 Active 232 DOM
16. 2026-05-31
    days on market $149,900 Active 231 DOM
17. 2026-05-30
    days on market $149,900 Active 230 DOM
18. 2026-04-21
    price $149,900 1878-char remark

    Show marketing remark (1878 chars)

    Seller Financing Available! Year-round Cabin Retreat in Rothrock State Forest Spring is arriving in the mountains, and there’s no better place to enjoy it than this charming woodland cabin at 212 Thickhead Rd. Nestled deep within the peaceful beauty of Rothrock State Forest, this fully furnished 3-bedroom, 1.5-bath getaway offers the perfect blend of comfort, nature, and adventure. Wake up to birdsong, sip your morning coffee while listening to the gentle stream flowing just behind the cabin, and watch the forest come alive with fresh greenery and wildlife. Whether you're looking for a quiet escape or a basecamp for outdoor fun, this turn-key cabin makes it easy to relax from the moment you arrive. Outdoor enthusiasts will love the location. Miles of hiking, mountain biking, hunting, and exploring begin right outside your door. Spend sunny afternoons paddling or fishing at nearby Lake Colyer, just minutes away. And when football season rolls around, you're only about 17 miles from the excitement of Beaver Stadium and everything State College has to offer. Inside, the cabin is warm and welcoming with cozy living spaces, rustic charm, and a pool table ready for friendly competition after a day outdoors. Best of all, it’s being sold fully furnished, making it a true turn-key mountain retreat. Ownership includes the cabin itself, while the land is leased through the Pennsylvania Department of Conservation and Natural Resources, providing a rare and affordable opportunity to own a private escape in the heart of the forest. Whether you're searching for a peaceful weekend getaway, a gathering place for family and friends, or your own personal basecamp for outdoor adventure, this special cabin offers a lifestyle that’s hard to find. Come experience the magic of Rothrock State Forest this spring—schedule your private showing today!

19. 2026-01-05
    price $157,000 1878-char remark

    Show marketing remark (1878 chars)

    Seller Financing Available! Year-round Cabin Retreat in Rothrock State Forest Spring is arriving in the mountains, and there’s no better place to enjoy it than this charming woodland cabin at 212 Thickhead Rd. Nestled deep within the peaceful beauty of Rothrock State Forest, this fully furnished 3-bedroom, 1.5-bath getaway offers the perfect blend of comfort, nature, and adventure. Wake up to birdsong, sip your morning coffee while listening to the gentle stream flowing just behind the cabin, and watch the forest come alive with fresh greenery and wildlife. Whether you're looking for a quiet escape or a basecamp for outdoor fun, this turn-key cabin makes it easy to relax from the moment you arrive. Outdoor enthusiasts will love the location. Miles of hiking, mountain biking, hunting, and exploring begin right outside your door. Spend sunny afternoons paddling or fishing at nearby Lake Colyer, just minutes away. And when football season rolls around, you're only about 17 miles from the excitement of Beaver Stadium and everything State College has to offer. Inside, the cabin is warm and welcoming with cozy living spaces, rustic charm, and a pool table ready for friendly competition after a day outdoors. Best of all, it’s being sold fully furnished, making it a true turn-key mountain retreat. Ownership includes the cabin itself, while the land is leased through the Pennsylvania Department of Conservation and Natural Resources, providing a rare and affordable opportunity to own a private escape in the heart of the forest. Whether you're searching for a peaceful weekend getaway, a gathering place for family and friends, or your own personal basecamp for outdoor adventure, this special cabin offers a lifestyle that’s hard to find. Come experience the magic of Rothrock State Forest this spring—schedule your private showing today!

20. 2025-10-12
    listed $167,000 Active 1878-char remark

    Show marketing remark (1878 chars)

    Seller Financing Available! Year-round Cabin Retreat in Rothrock State Forest Spring is arriving in the mountains, and there’s no better place to enjoy it than this charming woodland cabin at 212 Thickhead Rd. Nestled deep within the peaceful beauty of Rothrock State Forest, this fully furnished 3-bedroom, 1.5-bath getaway offers the perfect blend of comfort, nature, and adventure. Wake up to birdsong, sip your morning coffee while listening to the gentle stream flowing just behind the cabin, and watch the forest come alive with fresh greenery and wildlife. Whether you're looking for a quiet escape or a basecamp for outdoor fun, this turn-key cabin makes it easy to relax from the moment you arrive. Outdoor enthusiasts will love the location. Miles of hiking, mountain biking, hunting, and exploring begin right outside your door. Spend sunny afternoons paddling or fishing at nearby Lake Colyer, just minutes away. And when football season rolls around, you're only about 17 miles from the excitement of Beaver Stadium and everything State College has to offer. Inside, the cabin is warm and welcoming with cozy living spaces, rustic charm, and a pool table ready for friendly competition after a day outdoors. Best of all, it’s being sold fully furnished, making it a true turn-key mountain retreat. Ownership includes the cabin itself, while the land is leased through the Pennsylvania Department of Conservation and Natural Resources, providing a rare and affordable opportunity to own a private escape in the heart of the forest. Whether you're searching for a peaceful weekend getaway, a gathering place for family and friends, or your own personal basecamp for outdoor adventure, this special cabin offers a lifestyle that’s hard to find. Come experience the magic of Rothrock State Forest this spring—schedule your private showing today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,528
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,802
• − Management: −$1,802
• − Depreciation: −$4,361
• Taxable income: $3,168
• Est. tax owed @ 24.0%: −$760
• After-tax cash flow: $4,606/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This cabin requires moderate renovations to improve its condition and increase its resale and rental value.

Repairs flagged

• Major exterior siding — significant peeling and wear
• Major interior paint — peeling and uneven
• Major bathroom — basic fixtures, no shower or tub

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both paint interior — enhances interior appearance and resale value
• Both repair windows — improves energy efficiency and resale value
• Both landscape — enhances curb appeal and resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · significant peeling and wear	Major	$15,000–50,000
interior paint · peeling and uneven	Major	$15,000–50,000
bathroom · basic fixtures, no shower or tub	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both paint interior — enhances interior appearance and resale value ↑
• Both repair windows — improves energy efficiency and resale value ↑
• Both landscape — enhances curb appeal and resale value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Penns Valley Area SD
• NCES district ID: 4218810
• Math proficiency: 48% ▼ -8.00%
• Reading proficiency: 57% ▼ -14.00%
• Median HH income: $51,830
• Composite: 45.0/100
• National rank: #2700
• State rank: #144 of 539 in PA

Livability — Boalsburg

• Score: 82/100
• State rank: #149
• US rank: #1210

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 5,123
• Population (ZIP): 4,774

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Asian 1%
• Common ancestry: Romanian 8% Iranian 3% Italian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · 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: ▼ -22.12%
• Current HPI: 204.9075
• 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

-10.2% since first listed

3 events — show timeline

• 2026-04-21 Price Changed $149,900 BRIGHT MLS
• 2026-01-05 Price Changed $157,000 BRIGHT MLS
• 2025-10-12 Listed $167,000 BRIGHT MLS