3776 Georgetown Rd · Sugarcreek, PA 16342

$159,000

3 bd · 1.0 ba · 1,664 sqft · SingleFamily public records · 217 Days on market

Built 1900 7.30 ac lot $96/sqft · 7% below area Est $171k · 7% under

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Why this score? — see what drove the D+ 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 +10.8/30.0
• ARV discount +10.6/15.0
• Appreciation +7.9/10.0
• Livability +3.3/5.0
• Schools +3.2/10.0
• DSCR +3.1/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

With a large yard in a great rural location, this three bedroom, 1.75 bath house offers plenty of space inside and out. The home has nice proportion, good living spaces, and a walkup attic that is great for storage or could be converted to additional living area. With laundry and three-quarter bathroom on the first floor, three bedrooms and a full bathroom on the second floor, this home just needs a little TLC to be your dream country property. The 7.3 acre site has gently rolling topography and abuts over 200 acres of Commonwealth of PA land. A fantastic, detached shed has been converted into a heated, insulated workshop with electric. With no zoning, the possibilities for this country property are nearly endless. Don't miss your opportunity today!

Key facts

• Rural location
• Large yard
• Walkup attic

Tags

• LARGE YARD
• RURAL LOCATION
• WALKUP ATTIC
• LAUNDRY ON FIRST FLOOR
• DETACHED SHED
• HEATED INSULATED WORKSHOP

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $-74 ($-887/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (23.4% below list).
• Recommended offer: $122k (23.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#1,056 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Franklin Area SD (rural): math 29% / reading 46% proficiency, ranked #388 of 539 in PA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sandycreek El Sch (math 37% / reading 57%, grade D-, #737 of 1,518 statewide, top 52%, 330 students, 100% FRL); Franklin Area Jshs (math 28% / reading 44%, grade F, #300 of 437 statewide, top 70%, 834 students, 84% FRL) — zoned schools average 92% FRL vs 46% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $10k of equity ($1k loan paydown + $9k appreciation (5.7% 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 (5.7% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 217 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $29k; list at $159k implies a 448% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,824 (23.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 217 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.99%
• DSCR: 0.91
• GRM: 10.9

CMA / ARV

• ARV (median comp): $170,661
• List price: $159,000
• Delta: -6.83%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

5.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.0%
• Equity multiple: 1.86×
• Total profit: $38,372
• Equity at exit: $96,966

10-year hold

• IRR: 13.7%
• Equity multiple: 3.63×
• Total profit: $117,306
• Equity at exit: $173,321

Cash invested: $44,520 (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 16342

• Home prices YoY: 2.2%
• Active inventory: 5
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,218 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$136 /mo · $1,635/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $-74

Break-even live

Break-even rent $1,312

Max offer price $145,946

Occupancy floor —

Sensitivity live

Price	-10% $16	-5% $-29	+0% $-74	+5% $-119	+10% $-164
Rent	-10% $-170	-5% $-122	+0% $-74	+5% $-26	+10% $22
Rate	-1.0pp $6	-0.5pp $-33	base $-74	+0.5pp $-115	+1.0pp $-157

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-23
   days on market $159,000 Active 217 DOM
2. 2026-06-21
   days on market $159,000 Active 216 DOM
3. 2026-06-19
   days on market $159,000 Active 214 DOM
4. 2026-06-18
   days on market $159,000 Active 213 DOM
5. 2026-06-17
   days on market $159,000 Active 212 DOM
6. 2026-06-16
   days on market $159,000 Active 211 DOM
7. 2026-06-15
   days on market $159,000 Active 210 DOM
8. 2026-06-14
   days on market $159,000 Active 208 DOM
9. 2026-06-13
   days on market $159,000 Active 207 DOM
10. 2026-06-10
    days on market $159,000 Active 205 DOM
11. 2026-06-09
    days on market $159,000 Active 204 DOM
12. 2026-06-08
    days on market $159,000 Active 203 DOM
13. 2026-06-07
    days on market $159,000 Active 202 DOM
14. 2026-06-02
    days on market $159,000 Active 197 DOM
15. 2026-06-01
    days on market $159,000 Active 196 DOM
16. 2026-05-31
    days on market $159,000 Active 195 DOM
17. 2026-05-30
    days on market $159,000 Active 194 DOM
18. 2026-02-26
    price $159,000 759-char remark

    Show marketing remark (759 chars)

    With a large yard in a great rural location, this three bedroom, 1.75 bath house offers plenty of space inside and out. The home has nice proportion, good living spaces, and a walkup attic that is great for storage or could be converted to additional living area. With laundry and three-quarter bathroom on the first floor, three bedrooms and a full bathroom on the second floor, this home just needs a little TLC to be your dream country property. The 7.3 acre site has gently rolling topography and abuts over 200 acres of Commonwealth of PA land. A fantastic, detached shed has been converted into a heated, insulated workshop with electric. With no zoning, the possibilities for this country property are nearly endless. Don't miss your opportunity today!

19. 2026-01-22
    price $165,000 759-char remark

    Show marketing remark (759 chars)

    With a large yard in a great rural location, this three bedroom, 1.75 bath house offers plenty of space inside and out. The home has nice proportion, good living spaces, and a walkup attic that is great for storage or could be converted to additional living area. With laundry and three-quarter bathroom on the first floor, three bedrooms and a full bathroom on the second floor, this home just needs a little TLC to be your dream country property. The 7.3 acre site has gently rolling topography and abuts over 200 acres of Commonwealth of PA land. A fantastic, detached shed has been converted into a heated, insulated workshop with electric. With no zoning, the possibilities for this country property are nearly endless. Don't miss your opportunity today!

20. 2026-01-05
    price $169,900 759-char remark

    Show marketing remark (759 chars)

    With a large yard in a great rural location, this three bedroom, 1.75 bath house offers plenty of space inside and out. The home has nice proportion, good living spaces, and a walkup attic that is great for storage or could be converted to additional living area. With laundry and three-quarter bathroom on the first floor, three bedrooms and a full bathroom on the second floor, this home just needs a little TLC to be your dream country property. The 7.3 acre site has gently rolling topography and abuts over 200 acres of Commonwealth of PA land. A fantastic, detached shed has been converted into a heated, insulated workshop with electric. With no zoning, the possibilities for this country property are nearly endless. Don't miss your opportunity today!

21. 2025-11-17
    listed $175,000 Active 759-char remark

    Show marketing remark (759 chars)

    With a large yard in a great rural location, this three bedroom, 1.75 bath house offers plenty of space inside and out. The home has nice proportion, good living spaces, and a walkup attic that is great for storage or could be converted to additional living area. With laundry and three-quarter bathroom on the first floor, three bedrooms and a full bathroom on the second floor, this home just needs a little TLC to be your dream country property. The 7.3 acre site has gently rolling topography and abuts over 200 acres of Commonwealth of PA land. A fantastic, detached shed has been converted into a heated, insulated workshop with electric. With no zoning, the possibilities for this country property are nearly endless. Don't miss your opportunity today!

22. 1993-07-26
    soldstatus $29,000

ⓘ 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: $1,635 · $136/mo
• Projected year-2 tax: $2,074 · $173/mo
• Expected delta: +$439/yr (+$37/mo · 26.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,619
• − Mortgage interest: −$8,906
• − Property taxes: −$1,635
• − Insurance: −$795
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$4,625
• Taxable loss: −$3,682
• Est. tax savings @ 24.0%: +$884
• After-tax cash flow: $-3/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: Franklin Area SD
• NCES district ID: 4210200
• Math proficiency: 29% ▼ -6.00%
• Reading proficiency: 46% ▼ -12.00%
• Median HH income: $43,451
• Composite: 31.73/100
• National rank: #5910
• State rank: #388 of 539 in PA

Livability — Sugarcreek

• Score: 66/100
• State rank: #1056
• US rank: #11914

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 15,310
• Population (ZIP): 2,185

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 (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Romanian 5% Lithuanian 4% Serbian 2%
• Foreign-born: 1% · Canada

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: ▲ 5.70%
• Current HPI: 267.2259
• 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

+448.3% since first listed

5 events — show timeline

• 2026-02-26 Price Changed $159,000 AVBREALTORS
• 2026-01-22 Price Changed $165,000 AVBREALTORS
• 2026-01-05 Price Changed $169,900 AVBREALTORS
• 2025-11-17 Listed $175,000 AVBREALTORS
• 1993-07-26 Sold (Public Records) $29,000 Public Records

Property tax history

+1.6%/yr

Latest (2026): $1,635 · +0.9% YoY. Source: county tax records.