106 Front St Unit A · Chicora, PA 16025

$120,000

3 bd · 1.5 ba · 1,728 sqft · SingleFamily · 157 Days on market

Built 1897 Average condition 3,049 sqft lot $69/sqft · 37% below area Est $191k · 37% under

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Why this score? — see what drove the C 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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious two-story home offering 3 bedrooms and 1.5 bathrooms across approximately 1,728 square feet. Originally built in 1897, the property features a traditional layout with living, dining, and kitchen areas on the main level and bedrooms located upstairs. Additional highlights include a full walk-out basement, a combination of laminate and carpet flooring, and public water and sewer service. The lot size of approximately 0.07 acres allows for low-maintenance exterior care, with on-street parking available. Conveniently positioned within the Chicora business district, providing access to local shops and services.

Key facts

• Walking distance
• Two story
• Rental unit

Tags

• TWO STORY
• WALKING DISTANCE
• RENTAL UNIT
• CHICORA BUSINESS DISTRICT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#504 in PA, #4,609 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Karns City Area SD (rural): math 33% / reading 51% proficiency, ranked #322 of 539 in PA (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 12 active listings in the ZIP; 987 units permitted in Butler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Butler County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1897 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1897 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.03% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.25%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (median comp): $191,200
• List price: $120,000
• Delta: -37.24%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.1%
• Equity multiple: 0.70×
• Total profit: $-10,064
• Equity at exit: $17,892

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $3,368
• Equity at exit: $10,375

Cash invested: $33,600 (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 16025

• Home prices YoY: -27.9%
• Active inventory: 12
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,236 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $147

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 83%

Sensitivity live

Price	-10% $230	-5% $188	+0% $147	+5% $106	+10% $64
Rent	-10% $49	-5% $98	+0% $147	+5% $196	+10% $245
Rate	-1.0pp $207	-0.5pp $178	base $147	+0.5pp $116	+1.0pp $84

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $120,000 Active 157 DOM
2. 2026-06-18
   days on market $120,000 Active 155 DOM
3. 2026-06-17
   days on market $120,000 Active 154 DOM
4. 2026-06-16
   days on market $120,000 Active 153 DOM
5. 2026-06-15
   days on market $120,000 Active 152 DOM
6. 2026-06-13
   days on market $120,000 Active 150 DOM
7. 2026-06-12
   days on market $120,000 Active 149 DOM
8. 2026-06-09
   days on market $120,000 Active 146 DOM
9. 2026-06-08
   days on market $120,000 Active 145 DOM
10. 2026-06-08
    days on market $120,000 Active 144 DOM
11. 2026-06-07
    days on market $120,000 Active 143 DOM
12. 2026-06-04
    days on market $120,000 Active 140 DOM
13. 2026-06-02
    days on market $120,000 Active 139 DOM
14. 2026-06-01
    days on market $120,000 Active 138 DOM
15. 2026-05-31
    days on market $120,000 Active 137 DOM
16. 2026-03-22
    status Active 622-char remark

    Show marketing remark (622 chars)

    Spacious two-story home offering 3 bedrooms and 1.5 bathrooms across approximately 1,728 square feet. Originally built in 1897, the property features a traditional layout with living, dining, and kitchen areas on the main level and bedrooms located upstairs. Additional highlights include a full walk-out basement, a combination of laminate and carpet flooring, and public water and sewer service. The lot size of approximately 0.07 acres allows for low-maintenance exterior care, with on-street parking available. Conveniently positioned within the Chicora business district, providing access to local shops and services.

17. 2025-11-23
    listed $120,000 Active 622-char remark

    Show marketing remark (622 chars)

    Spacious two-story home offering 3 bedrooms and 1.5 bathrooms across approximately 1,728 square feet. Originally built in 1897, the property features a traditional layout with living, dining, and kitchen areas on the main level and bedrooms located upstairs. Additional highlights include a full walk-out basement, a combination of laminate and carpet flooring, and public water and sewer service. The lot size of approximately 0.07 acres allows for low-maintenance exterior care, with on-street parking available. Conveniently positioned within the Chicora business district, providing access to local shops and services.

ⓘ 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 3/10 Moderate 7 d/yr ≥95°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,830
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$3,491
• Taxable loss: −$156
• Est. tax savings @ 24.0%: +$37
• After-tax cash flow: $1,801/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

Average 55/100 Cosmetic rehab

This two-story home offers a good starting point with a traditional layout and good curb appeal. Minor repairs and updates to the kitchen and bathrooms can significantly enhance its value.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — standard fixtures
• Minor paint — some wear

Value-add opportunities

• Both paint — Fresh paint can enhance curb appeal and interior aesthetics
• Both kitchen cabinets — New cabinets can improve functionality and aesthetics
• Both bathroom fixtures — Upgraded fixtures can increase the home's appeal and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · standard fixtures	Minor	$500–3,000
paint · some wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both kitchen cabinets — New cabinets can improve functionality and aesthetics ↑
• Both bathroom fixtures — Upgraded fixtures can increase the home's appeal and functionality ↑

ⓘ 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: Karns City Area SD
• NCES district ID: 4209600
• Math proficiency: 33% ▼ -14.00%
• Reading proficiency: 51% ▼ -17.00%
• Median HH income: $48,988
• Composite: 35.99/100
• National rank: #4792
• State rank: #322 of 539 in PA

Livability — Chicora

• Score: 74/100
• State rank: #504
• US rank: #4609

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chicora, PA
• Population (ZIP): 4,880

Population outlook (Butler County) Hauer SSP2

• Today (2025): 190,777 people
• By 2030: 191,476 · +0.4%
• By 2040: 189,474 · -0.7%
• By 2050: 182,050 · -4.6%
• By 2075: 159,526 · -16.4%
• By 2100: 129,028 · -32.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Serbian 5% Romanian 4% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Butler

• 2024 margin: Solid R (+32.2) · D 33.5% · R 65.7%
• 2008→2024 swing: -4.8pp toward R · 2008: -27.4pp · 2024: -32.2pp
• All cycles: 2024: R+32.2 2020: R+32.5 2016: R+37.5 2012: R+34.9 2008: R+27.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.57%
• Current HPI: 143.2355
• 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

2 events — show timeline

• 2026-03-22 Relisted — West Penn MLS
• 2025-11-23 Listed $120,000 West Penn MLS