8456 Hudson St · Three Springs, PA 17264

$99,000

3 bd · 1.0 ba · 1,400 sqft · SingleFamily public records · 57 Days on market

0.51 ac lot $71/sqft · 23% below area Est $144k · 31% 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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• Appreciation +7.5/10.0
• 1% rule +7.0/10.0
• Livability +3.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3 bedroom, 1 bath home + 30x50 Garage on double lot! Walk to the local park and community pool. Within a 20-minute drive, you have access to Raystown Lake Resort, EBT Railroad, and State Game Lands. Plenty of room for boats, campers, and guests.

Key facts

• Local park
• Community pool
• Raystown lake resort

Tags

• LOCAL PARK
• COMMUNITY POOL
• RAYSTOWN LAKE RESORT
• STATE GAME LANDS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,494 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+; Watch: crime C-, schools D-, amenities F.
• Southern Huntingdon County SD (rural): math 22% / reading 45% proficiency, ranked #428 of 539 in PA (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 active listings in the ZIP; 70 units permitted in Huntingdon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($684 loan paydown + $5k appreciation (5.0% local appreciation)).
• Huntingdon County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, 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 57 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $99k implies a 65% gain — meaningful room to come down on a strong offer.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.20% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.54%
• DSCR: 1.56
• GRM: 7.0

CMA / ARV

• ARV (median comp): $143,860
• List price: $99,000
• Delta: -31.18%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8546 Hudson St	0.16mi	4/2.0 (+1)	1,601 (+14%)	15mo	$40,000	$25	47

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

Projected returns pro-forma

5.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.7%
• Equity multiple: 2.49×
• Total profit: $41,279
• Equity at exit: $56,115

10-year hold

• IRR: 23.0%
• Equity multiple: 4.93×
• Total profit: $108,835
• Equity at exit: $96,858

Cash invested: $27,720 (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 17264

• Home prices YoY: 2.9%
• Active inventory: 16
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,184 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$85 /mo · $1,020/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $290

Break-even live

Break-even rent $817

Max offer price $99,000

Occupancy floor 71%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $99,000 Active 57 DOM
2. 2026-06-17
   days on market $99,000 Active 56 DOM
3. 2026-06-17
   price $99,000 Active 55 DOM
4. 2026-06-16
   days on market $109,000 Active 55 DOM
5. 2026-06-15
   days on market $109,000 Active 54 DOM
6. 2026-06-13
   days on market $109,000 Active 52 DOM
7. 2026-06-12
   days on market $109,000 Active 51 DOM
8. 2026-06-09
   days on market $109,000 Active 48 DOM
9. 2026-06-08
   days on market $109,000 Active 47 DOM
10. 2026-06-08
    days on market $109,000 Active 46 DOM
11. 2026-06-07
    days on market $109,000 Active 45 DOM
12. 2026-06-04
    days on market $109,000 Active 42 DOM
13. 2026-06-02
    days on market $109,000 Active 41 DOM
14. 2026-06-01
    days on market $109,000 Active 40 DOM
15. 2026-05-31
    days on market $109,000 Active 39 DOM
16. 2026-05-12
    price $109,000 246-char remark

    Show marketing remark (246 chars)

    3 bedroom, 1 bath home + 30x50 Garage on double lot! Walk to the local park and community pool. Within a 20-minute drive, you have access to Raystown Lake Resort, EBT Railroad, and State Game Lands. Plenty of room for boats, campers, and guests.

17. 2026-04-22
    listed $119,000 Active 246-char remark

    Show marketing remark (246 chars)

    3 bedroom, 1 bath home + 30x50 Garage on double lot! Walk to the local park and community pool. Within a 20-minute drive, you have access to Raystown Lake Resort, EBT Railroad, and State Game Lands. Plenty of room for boats, campers, and guests.

18. 2008-05-29
    soldstatus $60,000

ⓘ 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: $1,020 · $85/mo
• Projected year-2 tax: $1,292 · $108/mo
• Expected delta: +$272/yr (+$23/mo · 26.7%)

ⓘ 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 4/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,205
• − Mortgage interest: −$5,546
• − Property taxes: −$1,020
• − Insurance: −$495
• − Repairs & maintenance: −$1,136
• − Management: −$1,136
• − Depreciation: −$2,880
• Taxable income: $1,992
• Est. tax owed @ 24.0%: −$478
• After-tax cash flow: $2,999/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: Southern Huntingdon County SD
• NCES district ID: 4222320
• Math proficiency: 22% ▼ -9.00%
• Reading proficiency: 45% ▼ -8.00%
• Median HH income: $45,193
• Composite: 28.55/100
• National rank: #6730
• State rank: #428 of 539 in PA

Livability — Three Springs

• Score: 60/100
• State rank: #1494
• US rank: #19354

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Three Springs, PA
• Population (ZIP): 2,299

Population outlook (Huntingdon County) Hauer SSP2

• Today (2025): 44,212 people
• By 2030: 43,057 · -2.6%
• By 2040: 40,537 · -8.3%
• By 2050: 37,844 · -14.4%
• By 2075: 31,411 · -29.0%
• By 2100: 23,907 · -45.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Iranian 3% Slovak 2% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Huntingdon

• 2024 margin: Solid R (+52.9) · D 23.2% · R 76.1%
• 2008→2024 swing: -25.4pp toward R · 2008: -27.5pp · 2024: -52.9pp
• All cycles: 2024: R+52.9 2020: R+51.0 2016: R+50.7 2012: R+37.4 2008: R+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.00%
• Current HPI: 178.7645
• 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

+81.7% since first listed

3 events — show timeline

• 2026-05-12 Price Changed $109,000 HCBR
• 2026-04-22 Listed $119,000 HCBR
• 2008-05-29 Sold (Public Records) $60,000 Public Records

Property tax history

+2.8%/yr

Latest (2026): $1,020 · +4.6% YoY. Source: county tax records.