I have both, had the 177 a couple of months, & it ran at 12ftlb out of the box & has taken some taming, i use it for 10m/6yd shooting. I got a 22 version 2 weeks ago as like you i needed something for short distance pest control, having sold my 25 80 as i hadn't had any rats to shoot for 6 months.....The 22 in contrast struggled with making 9.5ftlb, but now its shot a tin of pellets, its running at 10.9 with jsb 5.53 exacts, which is just what i want, i will get a cocking aid/barrel weight after Christmas, which should control the flip, & stop my gloved hand slipping off the barrel.
Get one, they are a great little rifle in 177 & 22, as Pete will tell you not good in the other cals or with short barrels