601 16th St · Liberty, PA 16678

$125,000

4 bd · 2.0 ba · 2,114 sqft · SingleFamily · 30 Days on market

Built 1900 Fair condition 0.47 ac lot Est $161k · 22% under

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Why this score? — see what drove the B- 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 +22.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• Appreciation +6.4/10.0
• 1% rule +5.9/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Opportunity awaits with this 4 bedroom, 2 bath home situated on a beautiful . 467 acre lot! Property features a detached 2-car garage and offers tremendous potential for the right buyer. The home experienced water damage from a burst pipe and has been professionally remediated. Several rooms have been taken down to the studs and are ready for rebuilding, while other areas of the home remain intact. Whether you are looking for an investment property, renovation project, or the chance to customize your dream home, this property offers endless possibilities. Being sold as-is, with most contents remaining

Key facts

• Ready for rebuilding
• 0.47 acre lot
• 2 garage spots

Tags

• DETACHED 2-CAR GARAGE
• WATER DAMAGE REMEDIATED
• READY FOR REBUILDING
• ENDLESS POSSIBILITIES

Property features AI

Exterior

• Parking: Detached garage (front entry) with 2 garage spaces; Driveway parking
• Utilities: Public water; Public sewer
• Home design: Detached property; Estimated year built
• Construction: Vinyl siding; Stone foundation; Shingle roof
• Exterior features: No tidal water

Interior

• Kitchen: Stove; Refrigerator; Dishwasher
• Bedrooms: Three bedrooms on the upper level; One bedroom on the main level
• Bathrooms: Two full bathrooms (one on main level, one on upper level)
• Heating & cooling: Radiator heating (oil-fired); Central air conditioning (electric)
• Interior features: Partially furnished; Sun/Florida room; Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 5.7% in Liberty — 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 72/100 on livability (#659 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety D, amenities F.
• Tussey Mountain SD (rural): math 26% / reading 46% proficiency, ranked #412 of 539 in PA (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tussey Mountain El (math 37% / reading 37%, grade F, #1,004 of 1,518 statewide, top 68%, 374 students, 100% FRL); Tussey Mountain Ms (math 15% / reading 50%, grade F, #355 of 512 statewide, top 70%, 270 students, 100% FRL); Tussey Mountain Hs (math 64%, 291 students, 90% FRL) — zoned schools average 97% FRL vs 51% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 22 active listings in the ZIP; 54 units permitted in Bedford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($864 loan paydown + $3k appreciation (2.7% local appreciation)).
• Bedford County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 8→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1900 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.17%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $160,664
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
908 Main St	0.42mi	3/1.0 (-1)	2,022 (-4%)	8mo	$187,000	$92	58
902 Main St	0.44mi	4/1.5	2,400 (+14%)	8mo	$182,000	$76	48
807 Mifflin St	0.57mi	4/2.0	1,980 (-6%)	19mo	$109,000	$55	48
807 Mifflin St	0.56mi	4/2.0	1,980 (-6%)	19mo	$109,000	$55	47
611 Mifflin St	0.71mi	3/1.0 (-1)	2,031 (-4%)	19mo	$199,900	$98	35

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

Projected returns pro-forma

2.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.5%
• Equity multiple: 1.76×
• Total profit: $26,524
• Equity at exit: $54,210

10-year hold

• IRR: 15.6%
• Equity multiple: 3.23×
• Total profit: $78,160
• Equity at exit: $82,024

Cash invested: $35,000 (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 16678

• Home prices YoY: 1.8%
• Active inventory: 22
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,358 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $209

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 80%

Sensitivity live

Price	-10% $296	-5% $252	+0% $209	+5% $166	+10% $123
Rent	-10% $102	-5% $156	+0% $209	+5% $263	+10% $316
Rate	-1.0pp $272	-0.5pp $241	base $209	+0.5pp $177	+1.0pp $144

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-17
   status $125,000 Pending 30 DOM
2. 2026-06-17
   days on market $125,000 Active 30 DOM
3. 2026-06-16
   days on market $125,000 Active 29 DOM
4. 2026-06-15
   days on market $125,000 Active 28 DOM
5. 2026-06-13
   days on market $125,000 Active 26 DOM
6. 2026-06-12
   days on market $125,000 Active 25 DOM
7. 2026-06-09
   days on market $125,000 Active 22 DOM
8. 2026-06-08
   days on market $125,000 Active 21 DOM
9. 2026-06-08
   days on market $125,000 Active 20 DOM
10. 2026-06-07
    days on market $125,000 Active 19 DOM
11. 2026-06-04
    days on market $125,000 Active 16 DOM
12. 2026-06-02
    days on market $125,000 Active 15 DOM
13. 2026-06-01
    days on market $125,000 Active 14 DOM
14. 2026-05-31
    days on market $125,000 Active 13 DOM
15. 2026-05-18
    listed $125,000 Active 608-char remark

    Show marketing remark (608 chars)

    Opportunity awaits with this 4 bedroom, 2 bath home situated on a beautiful . 467 acre lot! Property features a detached 2-car garage and offers tremendous potential for the right buyer. The home experienced water damage from a burst pipe and has been professionally remediated. Several rooms have been taken down to the studs and are ready for rebuilding, while other areas of the home remain intact. Whether you are looking for an investment property, renovation project, or the chance to customize your dream home, this property offers endless possibilities. Being sold as-is, with most contents remaining

16. 2026-05-18
    listed $125,000 Active

    Show marketing remark (608 chars)

    Opportunity awaits with this 4 bedroom, 2 bath home situated on a beautiful . 467 acre lot! Property features a detached 2-car garage and offers tremendous potential for the right buyer. The home experienced water damage from a burst pipe and has been professionally remediated. Several rooms have been taken down to the studs and are ready for rebuilding, while other areas of the home remain intact. Whether you are looking for an investment property, renovation project, or the chance to customize your dream home, this property offers endless possibilities. Being sold as-is, with most contents remaining

ⓘ 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 5/10 Major 8 d/yr ≥94°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,299
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$3,636
• Taxable income: $553
• Est. tax owed @ 24.0%: −$133
• After-tax cash flow: $2,377/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 · 13 photos

Fair 45/100 Extensive rehab

This home requires extensive renovations, including structural repairs and insulation, to become move-in ready. Painting and updating the interiors will significantly enhance its value.

Repairs flagged

• Major Exposed subflooring — Structural damage
• Major Exposed framing and insulation — Structural damage

Value-add opportunities

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics
• Both Reframing and insulating the kitchen and bath — Improves functionality and energy efficiency
• Both Reframing and insulating the entire home — Improves functionality and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed subflooring · Structural damage	Major	$15,000–50,000
Exposed framing and insulation · Structural damage	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Reframing and insulating the kitchen and bath — Improves functionality and energy efficiency ↑
• Both Reframing and insulating the entire home — Improves functionality and energy efficiency ↑

ⓘ 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: Tussey Mountain SD
• NCES district ID: 4223970
• Math proficiency: 26% ▼ -8.00%
• Reading proficiency: 46% ▼ -10.00%
• Median HH income: $40,095
• Composite: 30.15/100
• National rank: #6329
• State rank: #412 of 539 in PA

Livability — Liberty

• Score: 72/100
• State rank: #659
• US rank: #6444

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stonerstown, PA
• City population: 6,139
• Population (ZIP): 2,461

Population outlook (Bedford County) Hauer SSP2

• Today (2025): 45,395 people
• By 2030: 43,353 · -4.5%
• By 2040: 38,858 · -14.4%
• By 2050: 34,162 · -24.7%
• By 2075: 24,868 · -45.2%
• By 2100: 16,910 · -62.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 2% Polish 2% Slovak 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Bedford

• 2024 margin: Solid R (+68.6) · D 15.4% · R 84.0%
• 2008→2024 swing: -23.8pp toward R · 2008: -44.8pp · 2024: -68.6pp
• All cycles: 2024: R+68.6 2020: R+67.7 2016: R+67.4 2012: R+54.9 2008: R+44.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.71%
• Current HPI: 150.9539
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-18 Listed $125,000 AHARMLS
• 2026-05-18 Listed $125,000 BRIGHT MLS