75 Germania St · Galeton, PA 16922

$344,900

3 bd · 5.0 ba · 6,650 sqft · MultiFamily · 125 Days on market

Built 1940 Fair condition 0.33 ac lot ↓ 1% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

GALETON, PA – Discover a versatile commercial investment offering 4 potential income streams in the heart of Pennsylvania's Northern Mountains. Located in Galeton, PA, home of the area's famous Fourth of July fireworks - enjoyed right from your front door - this high-visibility property sits directly across from Berger Lake Park & recreation area and along an ATV-approved Northeast Trail access road connecting 600 miles of riding. The property currently produces $1,100/mo. in immediate income from the community building space & includes 2 residential rental units on the second floor. The expansive main-level space was formerly a restaurant & offers excellent flexibility for retail, professional offices, daycare, or other business uses. In addition, the building presents strong potential to renovate for additional residential rental units, allowing investors to expand income and maximize long-term returns. Seller may consider Owner Financing to qualified Buyers.

Key facts

• 0.33 acre lot
• Built 1940
• Listed 125 days

Tags

• HIGH VISIBILITY PROPERTY
• ACROSS FROM BERGER LAKE PARK
• COMMUNITY BUILDING SPACE
• RESIDENTIAL RENTAL UNITS
• EXPANSIVE MAIN LEVEL SPACE
• STRONG POTENTIAL TO RENOVATE

What this means for you Summary

Snapshot

• This is a 3-bed/5.0-bath multifamily listed at $345k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $6k ($68k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $345k).
• Recommended offer: $304k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#1,038 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: schools D+, health & safety D, amenities F.
• Galeton Area SD (rural): math 35% / reading 50% proficiency, ranked #484 of 658 in PA (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 20 active listings in the ZIP; 24 units permitted in Potter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $22k appreciation (6.5% local appreciation)).
• Potter County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.5% appreciation + 3.0% rent growth), your $97k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($304k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $303,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.94% ✓
• Cap rate: 25.87%
• Cash-on-cash: 69.90%
• DSCR: 4.11
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 77.7%
• Equity multiple: 5.85×
• Total profit: $468,005
• Equity at exit: $227,436

10-year hold

• IRR: 74.5%
• Equity multiple: 12.33×
• Total profit: $1,094,026
• Equity at exit: $421,936

Cash invested: $96,572 (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 16922

• Home prices YoY: 4.9%
• Active inventory: 20
• Price-to-rent: 34.0×

Monthly cashflow live

• Estimated rent: $10,138 medium
• Mortgage (P&I): −$1,809
• Tax est. 1.5%: −$431 /mo · $5,174/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,129
• Net cashflow: $5,625

Break-even live

Break-even rent $3,017

Max offer price $344,900

Occupancy floor 40%

12-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 12× units	2	1	$10,140
Total (12 units)			$10,138

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: $86,225
• Closing costs: $10,347
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $344,900 Active 125 DOM
2. 2026-06-17
   days on market $344,900 Active 124 DOM
3. 2026-06-16
   days on market $344,900 Active 123 DOM
4. 2026-06-15
   days on market $344,900 Active 122 DOM
5. 2026-06-13
   days on market $344,900 Active 120 DOM
6. 2026-06-12
   days on market $344,900 Active 119 DOM
7. 2026-06-09
   days on market $344,900 Active 116 DOM
8. 2026-06-08
   days on market $344,900 Active 115 DOM
9. 2026-06-08
   days on market $344,900 Active 114 DOM
10. 2026-06-07
    days on market $344,900 Active 113 DOM
11. 2026-06-04
    days on market $344,900 Active 110 DOM
12. 2026-06-02
    days on market $344,900 Active 109 DOM
13. 2026-06-01
    days on market $344,900 Active 108 DOM
14. 2026-05-31
    days on market $344,900 Active 107 DOM
15. 2026-05-09
    price $344,900 999-char remark

    Show marketing remark (999 chars)

    GALETON, PA – Discover a versatile commercial investment offering 4 potential income streams in the heart of Pennsylvania's Northern Mountains. Located in Galeton, PA, home of the area's famous Fourth of July fireworks - enjoyed right from your front door - this high-visibility property sits directly across from Berger Lake Park & recreation area and along an ATV-approved Northeast Trail access road connecting 600 miles of riding. The property currently produces $1,100/mo. in immediate income from the community building space & includes 2 residential rental units on the second floor. The expansive main-level space was formerly a restaurant & offers excellent flexibility for retail, professional offices, daycare, or other business uses. In addition, the building presents strong potential to renovate for additional residential rental units, allowing investors to expand income and maximize long-term returns. Seller may consider Owner Financing to qualified Buyers.

16. 2026-02-05
    listed $349,900 Active 999-char remark

    Show marketing remark (999 chars)

    GALETON, PA – Discover a versatile commercial investment offering 4 potential income streams in the heart of Pennsylvania's Northern Mountains. Located in Galeton, PA, home of the area's famous Fourth of July fireworks - enjoyed right from your front door - this high-visibility property sits directly across from Berger Lake Park & recreation area and along an ATV-approved Northeast Trail access road connecting 600 miles of riding. The property currently produces $1,100/mo. in immediate income from the community building space & includes 2 residential rental units on the second floor. The expansive main-level space was formerly a restaurant & offers excellent flexibility for retail, professional offices, daycare, or other business uses. In addition, the building presents strong potential to renovate for additional residential rental units, allowing investors to expand income and maximize long-term returns. Seller may consider Owner Financing to qualified Buyers.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $121,656
• − Mortgage interest: −$19,320
• − Property taxes: −$5,174
• − Insurance: −$1,724
• − Repairs & maintenance: −$9,732
• − Management: −$9,732
• − Depreciation: −$10,033
• Taxable income: $65,940
• Est. tax owed @ 24.0%: −$15,826
• After-tax cash flow: $51,680/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 Moderate rehab

This multi-family property requires moderate renovations to its kitchen, exterior, and bathrooms to improve its condition and value. The property is located in a desirable area with potential for increased income from the community building space and residential units.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate kitchen appliances — dated and worn
• Moderate bathroom fixtures — dated and worn
• Moderate exterior siding — weathered and faded
• Moderate interior paint — faded and uneven

Value-add opportunities

• Both Kitchen renovation — Modernizing the kitchen can significantly increase both resale and rental value.
• Both Exterior painting and siding repair — Updating the exterior will enhance curb appeal and property value.
• Both Bathroom updates — Renovating bathrooms can boost both resale and rental appeal.
• Both HVAC system upgrade — A new HVAC system will improve comfort and energy efficiency, attracting more tenants and buyers.
• Both Landscaping and curb appeal improvements — Enhancing the landscaping and curb appeal will make the property more attractive and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
kitchen appliances · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · dated and worn	Moderate	$3,000–15,000
exterior siding · weathered and faded	Moderate	$3,000–15,000
interior paint · faded and uneven	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$15,000–75,000

Value-add ROI direction

• Both Kitchen renovation — Modernizing the kitchen can significantly increase both resale and rental value. ↑
• Both Exterior painting and siding repair — Updating the exterior will enhance curb appeal and property value. ↑
• Both Bathroom updates — Renovating bathrooms can boost both resale and rental appeal. ↑
• Both HVAC system upgrade — A new HVAC system will improve comfort and energy efficiency, attracting more tenants and buyers. ↑
• Both Landscaping and curb appeal improvements — Enhancing the landscaping and curb appeal will make the property more attractive and increase its value. ↑

ⓘ 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: Galeton Area SD
• NCES district ID: 4210530
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $37,991
• Composite: 37.72/100
• National rank: #8769
• State rank: #484 of 658 in PA

Livability — Galeton

• Score: 66/100
• State rank: #1038
• US rank: #11568

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Galeton, PA
• Population (ZIP): 1,610

Population outlook (Potter County) Hauer SSP2

• Today (2025): 15,824 people
• By 2030: 15,023 · -5.1%
• By 2040: 13,290 · -16.0%
• By 2050: 11,572 · -26.9%
• By 2075: 8,144 · -48.5%
• By 2100: 5,102 · -67.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2%
• Common ancestry: Slovak 3% Romanian 3% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Potter

• 2024 margin: Solid R (+62.3) · D 18.4% · R 80.7%
• 2008→2024 swing: -24.9pp toward R · 2008: -37.4pp · 2024: -62.3pp
• All cycles: 2024: R+62.3 2020: R+60.8 2016: R+63.6 2012: R+45.9 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.48%
• Current HPI: 138.961
• 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

-1.4% since first listed

2 events — show timeline

• 2026-05-09 Price Changed $344,900 NMPA
• 2026-02-05 Listed $349,900 NMPA