282 North St · Wood, PA 16694

$28,900

3 bd · 2.0 ba · 1,008 sqft · SingleFamily public records · 255 Days on market

Built 1987 6,534 sqft lot $29/sqft · 31% below area Est $54k · 46% under ↓ 47% since listing

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

Listing remarks MLS

3 Bedroom, 2 Bath Doublewide in need of TLC. Living Room w/ Fireplace, Master Suite, Vaulted Ceilings, 2 Added Porches.

Key facts

• Master suite
• Vaulted ceilings
• 2 added porches

Tags

• LIVING ROOM W FIREPLACE
• MASTER SUITE
• VAULTED CEILINGS
• 2 ADDED PORCHES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $29k.

Deal economics

• At list price, monthly cash flow is $642 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $29k).
• Recommended offer: $25k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: 3 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 $1k of equity ($200 loan paydown + $867 appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 255 days — a 12% lower offer ($25k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $26k (47%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $25,432 (12.0% below list)

Questions for the listing agent

1. It's been on market 255 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.69% ✓
• Cap rate: 32.93%
• Cash-on-cash: 95.15%
• DSCR: 5.23
• GRM: 2.3

CMA / ARV

• ARV (median comp): $53,797
• List price: $28,900
• Delta: -46.28%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 99.4%
• Equity multiple: 6.48×
• Total profit: $44,363
• Equity at exit: $12,995

10-year hold

• IRR: 98.9%
• Equity multiple: 13.44×
• Total profit: $100,684
• Equity at exit: $20,026

Cash invested: $8,092 (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 16694

• Active inventory: 3
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,065 medium
• Mortgage (P&I): −$152
• Tax est. 1.5%: −$36 /mo · $434/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $642

Break-even live

Break-even rent $253

Max offer price $28,900

Occupancy floor 35%

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: $7,225
• Closing costs: $867
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $28,900 Active 255 DOM
2. 2026-06-17
   days on market $28,900 Active 254 DOM
3. 2026-06-16
   days on market $28,900 Active 253 DOM
4. 2026-06-15
   days on market $28,900 Active 252 DOM
5. 2026-06-13
   days on market $28,900 Active 250 DOM
6. 2026-06-12
   days on market $28,900 Active 249 DOM
7. 2026-06-09
   days on market $28,900 Active 246 DOM
8. 2026-06-08
   days on market $28,900 Active 245 DOM
9. 2026-06-08
   days on market $28,900 Active 244 DOM
10. 2026-06-07
    days on market $28,900 Active 243 DOM
11. 2026-06-04
    days on market $28,900 Active 240 DOM
12. 2026-06-02
    days on market $28,900 Active 239 DOM
13. 2026-06-01
    days on market $28,900 Active 238 DOM
14. 2026-05-31
    days on market $28,900 Active 237 DOM
15. 2025-10-08
    price $28,900 119-char remark

    Show marketing remark (119 chars)

    3 Bedroom, 2 Bath Doublewide in need of TLC. Living Room w/ Fireplace, Master Suite, Vaulted Ceilings, 2 Added Porches.

16. 2025-10-06
    listed $54,900 Active 119-char remark

    Show marketing remark (119 chars)

    3 Bedroom, 2 Bath Doublewide in need of TLC. Living Room w/ Fireplace, Master Suite, Vaulted Ceilings, 2 Added Porches.

17. 2024-07-24
    listed $54,900 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°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: $12,780
• − Mortgage interest: −$1,619
• − Property taxes: −$434
• − Insurance: −$144
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − Depreciation: −$841
• Taxable income: $7,698
• Est. tax owed @ 24.0%: −$1,847
• After-tax cash flow: $5,852/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: 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 — Wood

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

Census & demographics

• Census place: Wood, PA
• Population (ZIP): 325

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Romanian 2% English 1% Slovak 1%

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: —
• Current HPI: —
• 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

-47.4% since first listed

3 events — show timeline

• 2025-10-08 Price Changed $28,900 CSMLS
• 2025-10-06 Listed $54,900 CSMLS
• 2024-07-24 Listed $54,900 CSMLS

Property tax history

+2.7%/yr

Latest (2026): $1,712 · +1.9% YoY. Source: county tax records.