17958 Cooks Rd · Cassville, PA 16623

$100,000

5 bd · 2.0 ba · 1,646 sqft · SingleFamily public records · 88 Days on market

Built 1600 1.59 ac lot $61/sqft · 68% below area ↓ 12% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Calling all investors and DIY enthusiasts! Opportunity awaits with this handyman special located just a short distance from Raystown Lake. Situated on over an acre of land, this spacious property offers incredible potential for those ready to bring their vision to life. Featuring 5 bedrooms and 2 full bathrooms, this home is ready for a full renovation—making it the perfect blank canvas to design exactly how you see fit. Whether you're looking to create a vacation getaway, rental investment, or your dream home, the possibilities here are endless. Enjoy the peaceful setting with plenty of space to expand, entertain, or simply relax in nature, all while being close to one of the area’s most popular outdoor destinations. Don’t miss this chance to turn potential into profit—schedule your showing today!

Key facts

• Full renovation
• Vacation getaway
• Over an acre of land

Tags

• OVER AN ACRE OF LAND
• FULL RENOVATION
• VACATION GETAWAY
• RENTAL INVESTMENT
• PEACEFUL SETTING
• CLOSE TO OUTDOOR DESTINATIONS

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#1,626 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute 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: 6 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 $4k of equity ($691 loan paydown + $4k appreciation (3.7% 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 (3.7% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1600 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1600 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.42% ✓
• Cap rate: 10.94%
• Cash-on-cash: 16.60%
• DSCR: 1.74
• GRM: 5.9

CMA / ARV

• ARV (median comp): $314,476
• List price: $100,000
• Delta: -68.20%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

3.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.7%
• Equity multiple: 2.45×
• Total profit: $40,699
• Equity at exit: $49,146

10-year hold

• IRR: 24.8%
• Equity multiple: 4.77×
• Total profit: $105,669
• Equity at exit: $79,166

Cash invested: $28,000 (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 16623

• Home prices YoY: 3.8%
• Active inventory: 6
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,418 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$167 /mo · $2,003/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $387

Break-even live

Break-even rent $928

Max offer price $100,000

Occupancy floor 68%

Sensitivity live

Price	-10% $444	-5% $416	+0% $387	+5% $359	+10% $331
Rent	-10% $275	-5% $331	+0% $387	+5% $443	+10% $499
Rate	-1.0pp $438	-0.5pp $413	base $387	+0.5pp $361	+1.0pp $335

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $100,000 Active 88 DOM
2. 2026-06-18
   days on market $100,000 Active 86 DOM
3. 2026-06-17
   days on market $100,000 Active 85 DOM
4. 2026-06-16
   days on market $100,000 Active 84 DOM
5. 2026-06-15
   days on market $100,000 Active 83 DOM
6. 2026-06-13
   days on market $100,000 Active 81 DOM
7. 2026-06-12
   days on market $100,000 Active 80 DOM
8. 2026-06-09
   days on market $100,000 Active 77 DOM
9. 2026-06-08
   days on market $100,000 Active 76 DOM
10. 2026-06-08
    days on market $100,000 Active 75 DOM
11. 2026-06-07
    pricedays on market $100,000 Active 74 DOM
12. 2026-06-04
    days on market $114,900 Active 71 DOM
13. 2026-06-02
    days on market $114,900 Active 70 DOM
14. 2026-06-01
    days on market $114,900 Active 69 DOM
15. 2026-05-31
    days on market $114,900 Active 68 DOM
16. 2026-05-12
    price $114,900 833-char remark

    Show marketing remark (833 chars)

    Calling all investors and DIY enthusiasts! Opportunity awaits with this handyman special located just a short distance from Raystown Lake. Situated on over an acre of land, this spacious property offers incredible potential for those ready to bring their vision to life. Featuring 5 bedrooms and 2 full bathrooms, this home is ready for a full renovation—making it the perfect blank canvas to design exactly how you see fit. Whether you're looking to create a vacation getaway, rental investment, or your dream home, the possibilities here are endless. Enjoy the peaceful setting with plenty of space to expand, entertain, or simply relax in nature, all while being close to one of the area’s most popular outdoor destinations. Don’t miss this chance to turn potential into profit—schedule your showing today!

17. 2026-04-24
    price $119,900 833-char remark

    Show marketing remark (833 chars)

    Calling all investors and DIY enthusiasts! Opportunity awaits with this handyman special located just a short distance from Raystown Lake. Situated on over an acre of land, this spacious property offers incredible potential for those ready to bring their vision to life. Featuring 5 bedrooms and 2 full bathrooms, this home is ready for a full renovation—making it the perfect blank canvas to design exactly how you see fit. Whether you're looking to create a vacation getaway, rental investment, or your dream home, the possibilities here are endless. Enjoy the peaceful setting with plenty of space to expand, entertain, or simply relax in nature, all while being close to one of the area’s most popular outdoor destinations. Don’t miss this chance to turn potential into profit—schedule your showing today!

18. 2026-03-24
    listed $125,000 Active 833-char remark

    Show marketing remark (833 chars)

    Calling all investors and DIY enthusiasts! Opportunity awaits with this handyman special located just a short distance from Raystown Lake. Situated on over an acre of land, this spacious property offers incredible potential for those ready to bring their vision to life. Featuring 5 bedrooms and 2 full bathrooms, this home is ready for a full renovation—making it the perfect blank canvas to design exactly how you see fit. Whether you're looking to create a vacation getaway, rental investment, or your dream home, the possibilities here are endless. Enjoy the peaceful setting with plenty of space to expand, entertain, or simply relax in nature, all while being close to one of the area’s most popular outdoor destinations. Don’t miss this chance to turn potential into profit—schedule your showing today!

19. 2026-03-24
    historical $125,000 833-char remark

    Show marketing remark (833 chars)

    Calling all investors and DIY enthusiasts! Opportunity awaits with this handyman special located just a short distance from Raystown Lake. Situated on over an acre of land, this spacious property offers incredible potential for those ready to bring their vision to life. Featuring 5 bedrooms and 2 full bathrooms, this home is ready for a full renovation—making it the perfect blank canvas to design exactly how you see fit. Whether you're looking to create a vacation getaway, rental investment, or your dream home, the possibilities here are endless. Enjoy the peaceful setting with plenty of space to expand, entertain, or simply relax in nature, all while being close to one of the area’s most popular outdoor destinations. Don’t miss this chance to turn potential into profit—schedule your showing today!

20. 2006-12-08
    soldstatus $130,000

ⓘ 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: $2,003 · $167/mo
• Projected year-2 tax: $2,003 · $167/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,019
• − Mortgage interest: −$5,602
• − Property taxes: −$2,003
• − Insurance: −$500
• − Repairs & maintenance: −$1,361
• − Management: −$1,361
• − Depreciation: −$2,909
• Taxable income: $3,282
• Est. tax owed @ 24.0%: −$788
• After-tax cash flow: $3,861/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 — Cassville

• Score: 57/100
• State rank: #1626
• US rank: #22316

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 458

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: Slovak 7% Romanian 3% Italian 2%

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: ▲ 3.73%
• Current HPI: 103.2476
• 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

-11.6% since first listed

5 events — show timeline

• 2026-05-12 Price Changed $114,900 BRIGHT MLS
• 2026-04-24 Price Changed $119,900 BRIGHT MLS
• 2026-03-24 Listed $125,000 BRIGHT MLS
• 2026-03-24 Coming Soon $125,000 BRIGHT MLS
• 2006-12-08 Sold (Public Records) $130,000 Public Records

Property tax history

+2.8%/yr

Latest (2026): $2,003 · +4.3% YoY. Source: county tax records.