612 State Route 1031 · Boggs, PA 16259

$23,500

2 bd · 1.0 ba · 1,390 sqft · SingleFamily public records · 193 Days on market

Built 1880 0.29 ac lot $17/sqft · 47% below area Est $44k · 47% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.0/10.0
• Appreciation +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located right across the road from the Allegheny River, this 2-3 bed 1-bathroom property in Templeton is ready for its new owner! 612 Route 1031 borders State Game Land 287 which boasts over 2,000 acres of public hunting land, coupled with its proximity to the river, boat launch, and local town amenities, this property makes an ideal base camp for every outdoorsman. Add some touches to make it your winter hunting camp or bring your contractor and turn it into a rental or perfect starter home! Outside you'll find a carport to keep the snow off your vehicle and a covered porch, perfect for sipping your coffee while watching the boats go down the river. Inside you'll find a spacious living room, large kitchen, bathroom, and 3 additional rooms all on the same floor. Whether you're looking for an investment property or something for yourself, this property is worth a look!

Key facts

• Public hunting land
• Allegheny river
• Boat launch

Tags

• ALLEGHENY RIVER
• STATE GAME LAND 287
• PUBLIC HUNTING LAND
• BOAT LAUNCH
• LOCAL TOWN AMENITIES
• CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $24k.

Deal economics

• At list price, monthly cash flow is $621 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $24k).
• Recommended offer: $21k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Armstrong SD (rural): math 38% / reading 58% proficiency, ranked #233 of 539 in PA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 58 units permitted in Armstrong County in 2024 (20 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.8%/yr); year-one equity from $162 of loan paydown is wiped out by about $653 of value loss. Plan a longer hold.
• Armstrong County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.8% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 193 days — a 12% lower offer ($21k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; flood insurance adds $66/mo; built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $20,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 193 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 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 4.68% ✓
• Cap rate: 41.39%
• Cash-on-cash: 125.36%
• DSCR: 6.58
• GRM: 1.8

CMA / ARV

• ARV (median comp): $44,461
• List price: $23,500
• Delta: -47.14%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 Clay Ave	0.49mi	3/1.5 (+1)	1,488 (+7%)	0mo	$59,000	$40	58

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

Projected returns pro-forma

-2.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.48×
• Total profit: $36,027
• Equity at exit: $3,737

10-year hold

• IRR: —
• Equity multiple: 13.58×
• Total profit: $82,764
• Equity at exit: $2,434

Cash invested: $6,580 (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 16259

• Home prices YoY: -2.0%
• Active inventory: 6
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$123
• Tax from tax record: −$49 /mo · $588/yr
• Insurance: −$10
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $621

Break-even live

Break-even rent $315

Max offer price $23,500

Occupancy floor 39%

Sensitivity live

Price	-10% $634	-5% $628	+0% $621	+5% $614	+10% $608
Rent	-10% $534	-5% $577	+0% $621	+5% $664	+10% $708
Rate	-1.0pp $633	-0.5pp $627	base $621	+0.5pp $615	+1.0pp $609

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: $5,875
• Closing costs: $705
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $23,500 Active 193 DOM
2. 2026-06-17
   days on market $23,500 Active 192 DOM
3. 2026-06-16
   days on market $23,500 Active 191 DOM
4. 2026-06-15
   days on market $23,500 Active 190 DOM
5. 2026-06-13
   days on market $23,500 Active 188 DOM
6. 2026-06-12
   days on market $23,500 Active 187 DOM
7. 2026-06-09
   days on market $23,500 Active 184 DOM
8. 2026-06-08
   days on market $23,500 Active 183 DOM
9. 2026-06-08
   days on market $23,500 Active 182 DOM
10. 2026-06-07
    days on market $23,500 Active 181 DOM
11. 2026-06-04
    days on market $23,500 Active 178 DOM
12. 2026-06-02
    days on market $23,500 Active 177 DOM
13. 2026-06-01
    days on market $23,500 Active 176 DOM
14. 2026-05-31
    days on market $23,500 Active 175 DOM
15. 2026-04-14
    price $23,500 880-char remark

    Show marketing remark (880 chars)

    Located right across the road from the Allegheny River, this 2-3 bed 1-bathroom property in Templeton is ready for its new owner! 612 Route 1031 borders State Game Land 287 which boasts over 2,000 acres of public hunting land, coupled with its proximity to the river, boat launch, and local town amenities, this property makes an ideal base camp for every outdoorsman. Add some touches to make it your winter hunting camp or bring your contractor and turn it into a rental or perfect starter home! Outside you'll find a carport to keep the snow off your vehicle and a covered porch, perfect for sipping your coffee while watching the boats go down the river. Inside you'll find a spacious living room, large kitchen, bathroom, and 3 additional rooms all on the same floor. Whether you're looking for an investment property or something for yourself, this property is worth a look!

16. 2026-03-25
    price $26,500 880-char remark

    Show marketing remark (880 chars)

    Located right across the road from the Allegheny River, this 2-3 bed 1-bathroom property in Templeton is ready for its new owner! 612 Route 1031 borders State Game Land 287 which boasts over 2,000 acres of public hunting land, coupled with its proximity to the river, boat launch, and local town amenities, this property makes an ideal base camp for every outdoorsman. Add some touches to make it your winter hunting camp or bring your contractor and turn it into a rental or perfect starter home! Outside you'll find a carport to keep the snow off your vehicle and a covered porch, perfect for sipping your coffee while watching the boats go down the river. Inside you'll find a spacious living room, large kitchen, bathroom, and 3 additional rooms all on the same floor. Whether you're looking for an investment property or something for yourself, this property is worth a look!

17. 2026-02-02
    price $29,900 880-char remark

    Show marketing remark (880 chars)

    Located right across the road from the Allegheny River, this 2-3 bed 1-bathroom property in Templeton is ready for its new owner! 612 Route 1031 borders State Game Land 287 which boasts over 2,000 acres of public hunting land, coupled with its proximity to the river, boat launch, and local town amenities, this property makes an ideal base camp for every outdoorsman. Add some touches to make it your winter hunting camp or bring your contractor and turn it into a rental or perfect starter home! Outside you'll find a carport to keep the snow off your vehicle and a covered porch, perfect for sipping your coffee while watching the boats go down the river. Inside you'll find a spacious living room, large kitchen, bathroom, and 3 additional rooms all on the same floor. Whether you're looking for an investment property or something for yourself, this property is worth a look!

18. 2025-12-04
    listed $34,900 Active 880-char remark

    Show marketing remark (880 chars)

    Located right across the road from the Allegheny River, this 2-3 bed 1-bathroom property in Templeton is ready for its new owner! 612 Route 1031 borders State Game Land 287 which boasts over 2,000 acres of public hunting land, coupled with its proximity to the river, boat launch, and local town amenities, this property makes an ideal base camp for every outdoorsman. Add some touches to make it your winter hunting camp or bring your contractor and turn it into a rental or perfect starter home! Outside you'll find a carport to keep the snow off your vehicle and a covered porch, perfect for sipping your coffee while watching the boats go down the river. Inside you'll find a spacious living room, large kitchen, bathroom, and 3 additional rooms all on the same floor. Whether you're looking for an investment property or something for yourself, this property is worth a look!

19. 2025-02-27
    soldstatus $22,500 Closed 255-char remark

    Show marketing remark (255 chars)

    Handy Man Special. 2 Bedroom Ranch Style Home. Bring Your Hammer and Nails, Great Starter Home, Investment Property Or Great Camp. House is Located Just Before Templeton, Fishing, Boating, Hunting, Camping, Hiking, Biking and a Public Boat Launch Nearby.

20. 2025-02-24
    status Pending 255-char remark

    Show marketing remark (255 chars)

    Handy Man Special. 2 Bedroom Ranch Style Home. Bring Your Hammer and Nails, Great Starter Home, Investment Property Or Great Camp. House is Located Just Before Templeton, Fishing, Boating, Hunting, Camping, Hiking, Biking and a Public Boat Launch Nearby.

21. 2025-02-03
    historical Contingent 255-char remark

    Show marketing remark (255 chars)

    Handy Man Special. 2 Bedroom Ranch Style Home. Bring Your Hammer and Nails, Great Starter Home, Investment Property Or Great Camp. House is Located Just Before Templeton, Fishing, Boating, Hunting, Camping, Hiking, Biking and a Public Boat Launch Nearby.

22. 2025-01-25
    listed $19,900 Active 255-char remark

    Show marketing remark (255 chars)

    Handy Man Special. 2 Bedroom Ranch Style Home. Bring Your Hammer and Nails, Great Starter Home, Investment Property Or Great Camp. House is Located Just Before Templeton, Fishing, Boating, Hunting, Camping, Hiking, Biking and a Public Boat Launch Nearby.

ⓘ 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: $588 · $49/mo
• Projected year-2 tax: $588 · $49/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,206
• − Mortgage interest: −$1,316
• − Property taxes: −$588
• − Insurance: −$915
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$684
• Taxable income: $7,590
• Est. tax owed @ 24.0%: −$1,822
• After-tax cash flow: $5,629/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: Armstrong SD
• NCES district ID: 4202590
• Math proficiency: 38% ▼ -13.00%
• Reading proficiency: 58% ▼ -6.00%
• Median HH income: $43,333
• Composite: 40.41/100
• National rank: #3729
• State rank: #233 of 539 in PA

Livability — Boggs

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

Census & demographics

• Population (ZIP): 2,111

Population outlook (Armstrong County) Hauer SSP2

• Today (2025): 62,513 people
• By 2030: 59,579 · -4.7%
• By 2040: 52,890 · -15.4%
• By 2050: 45,904 · -26.6%
• By 2075: 32,023 · -48.8%
• By 2100: 20,415 · -67.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Iranian 3% Romanian 2% Slovak 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Armstrong

• 2024 margin: Solid R (+53.2) · D 23.0% · R 76.2%
• 2008→2024 swing: -28.6pp toward R · 2008: -24.6pp · 2024: -53.2pp
• All cycles: 2024: R+53.2 2020: R+52.3 2016: R+52.0 2012: R+37.2 2008: R+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.78%
• Current HPI: 133.4758
• 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

+18.1% since first listed

8 events — show timeline

• 2026-04-14 Price Changed $23,500 West Penn MLS
• 2026-03-25 Price Changed $26,500 West Penn MLS
• 2026-02-02 Price Changed $29,900 West Penn MLS
• 2025-12-04 Listed $34,900 West Penn MLS
• 2025-02-27 Sold (MLS) $22,500 West Penn MLS
• 2025-02-24 Pending — West Penn MLS
• 2025-02-03 Contingent — West Penn MLS
• 2025-01-25 Listed $19,900 West Penn MLS

Property tax history

-3.6%/yr

Latest (2026): $588 · +0.0% YoY. Source: county tax records.