8351 Route 666 · Howe, PA 16347

$44,900

1 bd · 1.0 ba · 480 sqft · SingleFamily · 29 Days on market

Built 1935 Fair condition 4,748 sqft lot Est $44k · 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 +6.2/15.0
• Appreciation +4.7/10.0
• Schools +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Seasonal cabin in Forest County located near the Blue Jay Inn with over 1,000 acres of National Forest directly across the road. This 480 sq ft camp offers an ideal setup for hunters, outdoorsmen, or anyone looking for an affordable weekend basecamp near the Allegheny National Forest region. Enjoy views of Tionesta Creek, electric service, propane wall heat, and a cistern system for seasonal water use. Interior bathroom and shower area in place, with existing outhouse on site. Seller believes indoor plumbing may discharge to an underground holding tank, but is unconfirmed. Maintained road access makes getting to camp easy year-round, while the seasonal setup keeps ownership simple.

Key facts

• Electric service
• Propane wall heat
• Shower area

Tags

• ELECTRIC SERVICE
• PROPANE WALL HEAT
• CISTERN SYSTEM
• INTERIOR BATHROOM
• SHOWER AREA
• MAINTAINED ROAD ACCESS

Property features AI

Finance

• Financial info: Annual tax: $289

Exterior

• Parking: No dedicated parking
• Utilities: 100 amp electrical service; No public water; No public sewer
• Home design: One level; Residential camp/seasonal property
• Construction: Vinyl siding; Composition roof; Pillar/post/pier foundation; Built as a residential seasonal/camp structure
• Exterior features: Deck; Shed(s)

Interior

• Kitchen: Range; Refrigerator
• Flooring: Laminate flooring
• Heating & cooling: Propane heating; Wall furnace; No cooling
• Interior features: Fireplace (see remarks); Total of 3 rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $45k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($803 rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Forest Area SD (rural): math 41% / reading 59% proficiency, ranked #415 of 658 in PA (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 1 active listings in the ZIP; 6 units permitted in Forest County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $73 of equity ($310 loan paydown + $-237 appreciation (-0.5% local appreciation)).
• Forest County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $44,226 (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 1935 — 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. 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: 1.79% ✓
• Cap rate: 14.95%
• Cash-on-cash: 30.91%
• DSCR: 2.38
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $43,680
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8351 Route 666	0.00mi	1/1.0	480 (0%)	12mo	$43,900	$91	90
8285 Route 666	0.16mi	1/—	496 (+3%)	7mo	$43,000	$87	81

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

Projected returns pro-forma

-0.53% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.5%
• Equity multiple: 2.45×
• Total profit: $18,221
• Equity at exit: $11,864

10-year hold

• IRR: 34.7%
• Equity multiple: 4.75×
• Total profit: $47,147
• Equity at exit: $13,356

Cash invested: $12,572 (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 16347

• Home prices YoY: -0.4%
• Active inventory: 1
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $803 medium
• Mortgage (P&I): −$235
• Tax est. 1.5%: −$56 /mo · $674/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$169
• Net cashflow: $324

Break-even live

Break-even rent $393

Max offer price $44,900

Occupancy floor 55%

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $44,900 Active 29 DOM
2. 2026-06-17
   days on market $44,900 Active 28 DOM
3. 2026-06-16
   days on market $44,900 Active 27 DOM
4. 2026-06-15
   days on market $44,900 Active 26 DOM
5. 2026-06-13
   days on market $44,900 Active 24 DOM
6. 2026-06-12
   days on market $44,900 Active 23 DOM
7. 2026-06-09
   days on market $44,900 Active 20 DOM
8. 2026-06-08
   days on market $44,900 Active 19 DOM
9. 2026-06-08
   pricedays on market $44,900 Active 18 DOM
10. 2026-06-07
    days on market $49,900 Active 17 DOM
11. 2026-06-04
    days on market $49,900 Active 14 DOM
12. 2026-06-02
    days on market $49,900 Active 13 DOM
13. 2026-06-01
    days on market $49,900 Active 12 DOM
14. 2026-05-31
    days on market $49,900 Active 11 DOM
15. 2026-05-20
    listed $49,900 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,632
• − Mortgage interest: −$2,515
• − Property taxes: −$674
• − Insurance: −$224
• − Repairs & maintenance: −$771
• − Management: −$771
• − Depreciation: −$1,306
• Taxable income: $3,372
• Est. tax owed @ 24.0%: −$809
• After-tax cash flow: $3,077/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 · 12 photos

Fair 45/100 Cosmetic rehab

A fair condition cabin with cosmetic updates needed, including painting and landscaping, to enhance its resale and rental value.

Repairs flagged

• Major Paint — Peeling paint indicates significant wear
• Major Landscaping — Overgrown and needs trimming

Value-add opportunities

• Both Paint job — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping — Trimmed landscaping improves curb appeal and property value
• Both HVAC inspection — Ensures system is functioning properly and energy-efficient

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Peeling paint indicates significant wear	Major	$15,000–50,000
Landscaping · Overgrown and needs trimming	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Paint job — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping — Trimmed landscaping improves curb appeal and property value ↑
• Both HVAC inspection — Ensures system is functioning properly and energy-efficient ↑

ⓘ 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: Forest Area SD
• NCES district ID: 4208280
• Math proficiency: 41% ▲ 4.00%
• Reading proficiency: 59% ▲ 3.00%
• Median HH income: $37,002
• Composite: 43.52/100
• National rank: #6452
• State rank: #415 of 658 in PA

Livability — Howe

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

Census & demographics

• Population (ZIP): 1,538

Population outlook (Forest County) Hauer SSP2

• Today (2025): 7,354 people
• By 2030: 7,340 · -0.2%
• By 2040: 7,255 · -1.3%
• By 2050: 6,992 · -4.9%
• By 2075: 5,878 · -20.1%
• By 2100: 4,869 · -33.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Italian 5% Serbian 2% Slovak 2%

Political lean MEDSL · Forest

• 2024 margin: Solid R (+44.5) · D 27.3% · R 71.8%
• 2008→2024 swing: -31.0pp toward R · 2008: -13.4pp · 2024: -44.5pp
• All cycles: 2024: R+44.5 2020: R+43.6 2016: R+44.0 2012: R+21.1 2008: R+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.53%
• Current HPI: 138.9383
• 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

1 event — show timeline

• 2026-05-20 Listed $49,900 AVBREALTORS