128 Greens Valley Rd · Spring, PA 16828

$229,900

3 bd · 1.0 ba · 1,064 sqft · Other public records · 30 Days on market

Built 2013 0.50 ac lot

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Why this score? — see what drove the D- 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 +13.3/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• DSCR +4.0/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One level living! 3 bedroom home on half acre lot. Open living area. Oversized 2 car garage. Located in Centre Hall (Bellefonte Schools). Between Centre Hall and Pleasant Gap. Watch Video Tour: https://youtu. be/HEvHrEB7SKQ?si=oOfrkf_unR3qe9GX Text Jon Boob 570-772-5985 or Evan Entz 570-337-5804 for showings. Please include Preapproval letter with all offers.

Key facts

• Renovated bathroom
• Spacious lot
• Updated kitchen

Tags

• UPDATED KITCHEN
• RENOVATED BATHROOM
• SPACIOUS LOT
• POLE BUILDING GARAGE
• MOUNTAIN VIEWS

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: Detached oversized 2-car garage; Driveway parking; Off-street parking
• Utilities: Well water service; Public sewer service; Electric hot water
• Home design: Manufactured double-wide home; Vinyl siding exterior; Estimated year built
• Construction: Vinyl siding construction; Manufactured structure
• Exterior features: Well water; Public sewer

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Oil-fired heating; Electric hot water
• Interior features: No basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $230k.

Deal economics

• At list price, monthly cash flow is $1 ($8/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (19.9% below list).
• Recommended offer: $184k (19.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Bellefonte Area SD (town): math 48% / reading 57% proficiency, ranked #140 of 539 in PA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Pleasant Gap El Sch (math 57% / reading 67%, grade B, #313 of 1,518 statewide, top 24%, 193 students, 25% FRL); Bellefonte Area Ms (math 31% / reading 52%, grade F, #234 of 512 statewide, top 47%, 576 students, 28% FRL); Bellefonte Area Hs (math 72%, 847 students, 16% FRL) — zoned schools at 23% FRL track the district average.
• Market conditions: 37 active listings in the ZIP; 399 units permitted in Centre County in 2024 (44 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Centre County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $199k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $184,235 (19.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
3. 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.
4. 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.
5. 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: 0.80% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.01%
• DSCR: 1.00
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.3%
• Equity multiple: 0.42×
• Total profit: $-37,267
• Equity at exit: $34,279

10-year hold

• IRR: -8.1%
• Equity multiple: 0.49×
• Total profit: $-32,621
• Equity at exit: $19,878

Cash invested: $64,372 (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 16828

• Home prices YoY: -9.7%
• Active inventory: 37
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,842 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$153 /mo · $1,841/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $1

Break-even live

Break-even rent $1,842

Max offer price $229,900

Occupancy floor 95%

Sensitivity live

Price	-10% $131	-5% $66	+0% $1	+5% $-64	+10% $-129
Rent	-10% $-145	-5% $-72	+0% $1	+5% $73	+10% $146
Rate	-1.0pp $116	-0.5pp $59	base $1	+0.5pp $-59	+1.0pp $-120

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $229,900 Active 30 DOM
2. 2026-06-19
   days on market $229,900 Active 28 DOM
3. 2026-06-18
   days on market $229,900 Active 27 DOM
4. 2026-06-17
   days on market $229,900 Active 26 DOM
5. 2026-06-16
   days on market $229,900 Active 25 DOM
6. 2026-06-15
   days on market $229,900 Active 24 DOM
7. 2026-06-14
   days on market $229,900 Active 22 DOM
8. 2026-06-13
   days on market $229,900 Active 21 DOM
9. 2026-06-10
   days on market $229,900 Active 19 DOM
10. 2026-06-09
    days on market $229,900 Active 18 DOM
11. 2026-06-08
    days on market $229,900 Active 17 DOM
12. 2026-06-07
    days on market $229,900 Active 16 DOM
13. 2026-06-05
    days on market $229,900 Active 13 DOM
14. 2026-06-03
    days on market $229,900 Active 12 DOM
15. 2026-06-02
    days on market $229,900 Active 11 DOM
16. 2026-06-01
    days on market $229,900 Active 10 DOM
17. 2026-05-31
    days on market $229,900 Active 9 DOM
18. 2026-05-30
    days on market $229,900 Active 8 DOM
19. 2026-05-22
    listed $229,900 Active
20. 2024-06-12
    soldstatus $199,000
21. 2024-06-06
    soldstatus Closed 369-char remark

    Show marketing remark (204 chars)

    One level living! 3 bedroom home on half acre lot. Open living area. Oversized 2 car garage. Located in Centre Hall (Bellefonte Schools). Between Centre Please include Preapproval letter with all offers.

22. 2024-06-06
    soldstatus $199,000 Closed 204-char remark

    Show marketing remark (204 chars)

    One level living! 3 bedroom home on half acre lot. Open living area. Oversized 2 car garage. Located in Centre Hall (Bellefonte Schools). Between Centre Please include Preapproval letter with all offers.

23. 2024-04-15
    historical Active Under Contract 369-char remark

    Show marketing remark (204 chars)

    One level living! 3 bedroom home on half acre lot. Open living area. Oversized 2 car garage. Located in Centre Hall (Bellefonte Schools). Between Centre Please include Preapproval letter with all offers.

24. 2024-04-15
    historical Active Under Contract 204-char remark

    Show marketing remark (204 chars)

    One level living! 3 bedroom home on half acre lot. Open living area. Oversized 2 car garage. Located in Centre Hall (Bellefonte Schools). Between Centre Please include Preapproval letter with all offers.

25. 2024-04-11
    listed $189,900 Active 369-char remark

    Show marketing remark (204 chars)

    One level living! 3 bedroom home on half acre lot. Open living area. Oversized 2 car garage. Located in Centre Hall (Bellefonte Schools). Between Centre Please include Preapproval letter with all offers.

26. 2024-04-11
    listed $189,900 Active 204-char remark

    Show marketing remark (204 chars)

    One level living! 3 bedroom home on half acre lot. Open living area. Oversized 2 car garage. Located in Centre Hall (Bellefonte Schools). Between Centre Please include Preapproval letter with all offers.

ⓘ 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: $1,841 · $153/mo
• Projected year-2 tax: $2,737 · $228/mo
• Expected delta: +$896/yr (+$75/mo · 48.7%)

ⓘ 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 2/10 Low 6 d/yr ≥93°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,108
• − Mortgage interest: −$12,878
• − Property taxes: −$1,841
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,769
• − Management: −$1,769
• − Depreciation: −$6,688
• Taxable loss: −$3,985
• Est. tax savings @ 24.0%: +$956
• After-tax cash flow: $964/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: Bellefonte Area SD
• NCES district ID: 4203240
• Math proficiency: 48% ▼ -3.00%
• Reading proficiency: 57% ▼ -8.00%
• Median HH income: $54,460
• Composite: 45.25/100
• National rank: #2662
• State rank: #140 of 539 in PA

Livability — Spring

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

Census & demographics

• Population (ZIP): 4,774

Population outlook (Centre County) Hauer SSP2

• Today (2025): 177,113 people
• By 2030: 185,138 · +4.5%
• By 2040: 196,009 · +10.7%
• By 2050: 205,070 · +15.8%
• By 2075: 217,575 · +22.8%
• By 2100: 230,649 · +30.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Asian 1%
• Common ancestry: Romanian 8% Iranian 3% Italian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Centre

• 2024 margin: Toss-up / Even · D 50.9% · R 48.1% · Other 1.0%
• 2008→2024 swing: -9.0pp toward R · 2008: 11.8pp · 2024: 2.8pp
• All cycles: 2024: D+2.8 2020: D+4.8 2016: D+1.9 2012: R+0.0 2008: D+11.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -22.12%
• Current HPI: 204.9075
• 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

+21.1% since first listed

8 events — show timeline

• 2026-05-22 Listed $229,900 BRIGHT MLS
• 2024-06-12 Sold (Public Records) $199,000 Public Records
• 2024-06-06 Sold (MLS) $199,000 BRIGHT MLS
• 2024-06-06 Sold (MLS) — WBVAR
• 2024-04-15 Contingent — WBVAR
• 2024-04-15 Contingent — BRIGHT MLS
• 2024-04-11 Listed $189,900 WBVAR
• 2024-04-11 Listed $189,900 BRIGHT MLS

Property tax history

+1.2%/yr

Latest (2026): $1,841 · +3.5% YoY. Source: county tax records.