215 Wolfgang Ln · Blain, PA 17006

$53,900

2 bd · None ba · 576 sqft · SingleFamily public records · 49 Days on market

Built 1972 0.50 ac lot $94/sqft · at area comps Est $56k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.5/15.0
• Appreciation +5.8/10.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Escape to your very own tranquil retreat in beautiful Perry County! This cozy 2-bedroom cabin offers the perfect balance of comfort and natural beauty, making it the ideal getaway. Nestled along the serene shores of the Sherman’s Creek, the cabin boasts water frontage, providing you with a peaceful setting for fishing, or simply enjoying the soothing sounds of the creek. Inside, the cabin features a warm, rustic interior with an open living space that invites relaxation. The kitchen is fully equipped, and windows throughout to allow natural light to flood the space while showcasing the woodland views. Cozy up to the wood stove on those cold winter nights while enjoying being in nature. The two bedrooms are spacious and offer ample closet space, and there’s a bathroom with a composting toilet for convenience as well as an outhouse. Whether you're looking to unwind or explore the great outdoors, you’ll have it all right at your doorstep. For outdoor enthusiasts, this cabin is perfectly situated just a short drive away from State Game Lands, offering access to hiking, hunting, and wildlife viewing. You’ll never run out of things to do with such an expansive natural playground in your backyard. Don’t miss your chance to own this rare gem in Perry County. Call today to schedule your private showing and experience the peaceful charm of a creekside property!

Key facts

• 0.5 acre lot
• 2 parking spots
• Built 1972

What this means for you Summary

Snapshot

• This is a 2-bed/?-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($954 rent vs $54k).
• Recommended offer: $52k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#1,331 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• West Perry SD (rural): math 37% / reading 60% proficiency, ranked #189 of 539 in PA (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP; 107 units permitted in Perry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($373 loan paydown + $913 appreciation (1.7% local appreciation)).
• Perry County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago 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.
• Current owner paid $42k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,283 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.77% ✓
• Cap rate: 14.34%
• Cash-on-cash: 28.73%
• DSCR: 2.28
• GRM: 4.7

CMA / ARV

• ARV (median comp): $56,452
• List price: $53,900
• Delta: -4.52%
• Verdict: FAIR
• Comps: 4 within 2.0 mi

Projected returns pro-forma

1.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.5%
• Equity multiple: 2.19×
• Total profit: $18,006
• Equity at exit: $20,373

10-year hold

• IRR: 24.7%
• Equity multiple: 4.18×
• Total profit: $47,938
• Equity at exit: $28,670

Cash invested: $15,092 (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 17006

• Home prices YoY: 1.3%
• Active inventory: 10
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $954 medium
• Mortgage (P&I): −$283
• Tax from tax record: −$87 /mo · $1,042/yr
• Insurance: −$22
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $236

Break-even live

Break-even rent $655

Max offer price $53,900

Occupancy floor 70%

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: $13,475
• Closing costs: $1,617
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-04-08
   listed $53,900 Active 1403-char remark

   Show marketing remark (1403 chars)

   Escape to your very own tranquil retreat in beautiful Perry County! This cozy 2-bedroom cabin offers the perfect balance of comfort and natural beauty, making it the ideal getaway. Nestled along the serene shores of the Sherman’s Creek, the cabin boasts water frontage, providing you with a peaceful setting for fishing, or simply enjoying the soothing sounds of the creek. Inside, the cabin features a warm, rustic interior with an open living space that invites relaxation. The kitchen is fully equipped, and windows throughout to allow natural light to flood the space while showcasing the woodland views. Cozy up to the wood stove on those cold winter nights while enjoying being in nature. The two bedrooms are spacious and offer ample closet space, and there’s a bathroom with a composting toilet for convenience as well as an outhouse. Whether you're looking to unwind or explore the great outdoors, you’ll have it all right at your doorstep. For outdoor enthusiasts, this cabin is perfectly situated just a short drive away from State Game Lands, offering access to hiking, hunting, and wildlife viewing. You’ll never run out of things to do with such an expansive natural playground in your backyard. Don’t miss your chance to own this rare gem in Perry County. Call today to schedule your private showing and experience the peaceful charm of a creekside property!

2. 2026-02-03
   historical
3. 2025-10-29
   price $53,900
4. 2025-10-29
   status Active
5. 2025-10-28
   historical
6. 2025-09-24
   price $58,900
7. 2025-08-15
   listed $65,000 Active
8. 2010-07-09
   historical
9. 2010-07-09
   soldstatus $42,000
10. 2010-07-01
    historical
11. 2010-04-08
    listed $49,900
12. 2010-04-08
    listed $49,900

ⓘ 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: $1,042 · $87/mo
• Projected year-2 tax: $1,042 · $87/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 A · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 17 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,442
• − Mortgage interest: −$3,019
• − Property taxes: −$1,042
• − Insurance: −$1,772
• − Repairs & maintenance: −$915
• − Management: −$915
• − Depreciation: −$1,568
• Taxable income: $2,211
• Est. tax owed @ 24.0%: −$531
• After-tax cash flow: $2,303/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: West Perry SD
• NCES district ID: 4225740
• Math proficiency: 37% ▼ -6.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $55,647
• Composite: 41.99/100
• National rank: #3338
• State rank: #189 of 539 in PA

Livability — Blain

• Score: 62/100
• State rank: #1331
• US rank: #16445

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,096

Population outlook (Perry County) Hauer SSP2

• Today (2025): 44,250 people
• By 2030: 42,862 · -3.1%
• By 2040: 39,574 · -10.6%
• By 2050: 36,001 · -18.6%
• By 2075: 27,991 · -36.7%
• By 2100: 20,936 · -52.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Italian 3% Slovak 2% German 1%
• Foreign-born: 1% · Canada
• Languages at home: 82% English-only · German/W. Germanic 17% Spanish 2%

Political lean MEDSL · Perry

• 2024 margin: Solid R (+49.3) · D 24.8% · R 74.1% · Other 1.0%
• 2008→2024 swing: -15.6pp toward R · 2008: -33.7pp · 2024: -49.3pp
• All cycles: 2024: R+49.3 2020: R+50.1 2016: R+51.9 2012: R+38.8 2008: R+33.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.69%
• Current HPI: 131.3002
• 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

+8.0% since first listed

12 events — show timeline

• 2026-04-08 Listed $53,900 BRIGHT MLS
• 2026-02-03 Listing Removed — BRIGHT MLS
• 2025-10-29 Price Changed $53,900 BRIGHT MLS
• 2025-10-29 Relisted — BRIGHT MLS
• 2025-10-28 Listing Removed — BRIGHT MLS
• 2025-09-24 Price Changed $58,900 BRIGHT MLS
• 2025-08-15 Listed $65,000 BRIGHT MLS
• 2010-07-09 Sold (MLS) $42,000 BRIGHT MLS
• 2010-07-09 Listing Removed — BRIGHT MLS
• 2010-07-01 Listing Removed — BRIGHT MLS
• 2010-04-08 Listed $49,900 BRIGHT MLS
• 2010-04-08 Listed $49,900 BRIGHT MLS

Property tax history

+2.3%/yr

Latest (2026): $1,042 · -7.8% YoY. Source: county tax records.