321 Ridge Avenue Lot 23 Ave · Strattanville, PA 16258

$55,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 143 Days on market

Built 1999 ↓ 20% since listing

---

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 +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This well-maintained double wide is in exceptional condition. Set on a lot facing the street, this charming home has a lot of curb appeal. * * It also can be moved to your personal proprty. * * All new appliances in the well laid out kitchen is a bonus. The master bedroom has a walk in closet and a spacious bathroom with a large garden tub. This property is on a leased lot, it can be moved.

Key facts

• Curb appeal
• New appliances
• Well maintained

Tags

• WELL MAINTAINED
• CURB APPEAL
• NEW APPLIANCES
• WELL LAYED OUT KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#1,001 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment C-, health & safety D+.
• Clarion-Limestone Area SD (rural): math 48% / reading 65% proficiency, ranked #116 of 539 in PA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 8 active listings in the ZIP; 25 units permitted in Clarion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($380 loan paydown + $2k appreciation (3.0% local appreciation)).
• Clarion County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.01% ✓
• Cap rate: 15.87%
• Cash-on-cash: 34.21%
• DSCR: 2.52
• GRM: 4.1

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: 39.9%
• Equity multiple: 3.25×
• Total profit: $34,637
• Equity at exit: $24,730

10-year hold

• IRR: 39.9%
• Equity multiple: 6.47×
• Total profit: $84,197
• Equity at exit: $38,112

Cash invested: $15,400 (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 16258

• Active inventory: 8
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,108 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$125 /mo · $1,499/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $439

Break-even live

Break-even rent $552

Max offer price $55,000

Occupancy floor 55%

Sensitivity live

Price	-10% $470	-5% $455	+0% $439	+5% $423	+10% $408
Rent	-10% $351	-5% $395	+0% $439	+5% $483	+10% $527
Rate	-1.0pp $467	-0.5pp $453	base $439	+0.5pp $425	+1.0pp $410

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $55,000 Active 143 DOM
2. 2026-06-18
   days on market $55,000 Active 141 DOM
3. 2026-06-17
   days on market $55,000 Active 140 DOM
4. 2026-06-16
   days on market $55,000 Active 139 DOM
5. 2026-06-15
   days on market $55,000 Active 138 DOM
6. 2026-06-13
   days on market $55,000 Active 136 DOM
7. 2026-06-12
   days on market $55,000 Active 135 DOM
8. 2026-06-09
   days on market $55,000 Active 132 DOM
9. 2026-06-08
   days on market $55,000 Active 131 DOM
10. 2026-06-08
    days on market $55,000 Active 130 DOM
11. 2026-06-05
    days on market $55,000 Active 128 DOM
12. 2026-06-04
    days on market $55,000 Active 126 DOM
13. 2026-06-02
    days on market $55,000 Active 125 DOM
14. 2026-06-01
    days on market $55,000 Active 124 DOM
15. 2026-05-31
    days on market $55,000 Active 123 DOM
16. 2026-05-04
    price $55,000 397-char remark

    Show marketing remark (397 chars)

    This well-maintained double wide is in exceptional condition. Set on a lot facing the street, this charming home has a lot of curb appeal. * * It also can be moved to your personal proprty. * * All new appliances in the well laid out kitchen is a bonus. The master bedroom has a walk in closet and a spacious bathroom with a large garden tub. This property is on a leased lot, it can be moved.

17. 2026-05-04
    price $55,000

    Show marketing remark (397 chars)

    This well-maintained double wide is in exceptional condition. Set on a lot facing the street, this charming home has a lot of curb appeal. * * It also can be moved to your personal proprty. * * All new appliances in the well laid out kitchen is a bonus. The master bedroom has a walk in closet and a spacious bathroom with a large garden tub. This property is on a leased lot, it can be moved.

18. 2026-03-19
    price $65,000 397-char remark

    Show marketing remark (397 chars)

    This well-maintained double wide is in exceptional condition. Set on a lot facing the street, this charming home has a lot of curb appeal. * * It also can be moved to your personal proprty. * * All new appliances in the well laid out kitchen is a bonus. The master bedroom has a walk in closet and a spacious bathroom with a large garden tub. This property is on a leased lot, it can be moved.

19. 2026-03-19
    price $65,000

    Show marketing remark (397 chars)

    This well-maintained double wide is in exceptional condition. Set on a lot facing the street, this charming home has a lot of curb appeal. * * It also can be moved to your personal proprty. * * All new appliances in the well laid out kitchen is a bonus. The master bedroom has a walk in closet and a spacious bathroom with a large garden tub. This property is on a leased lot, it can be moved.

20. 2026-01-29
    listed $69,000 Active 397-char remark

    Show marketing remark (397 chars)

    This well-maintained double wide is in exceptional condition. Set on a lot facing the street, this charming home has a lot of curb appeal. * * It also can be moved to your personal proprty. * * All new appliances in the well laid out kitchen is a bonus. The master bedroom has a walk in closet and a spacious bathroom with a large garden tub. This property is on a leased lot, it can be moved.

21. 2026-01-27
    listed $69,000 Active

ⓘ 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: $1,499 · $125/mo
• Projected year-2 tax: $1,499 · $125/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,295
• − Mortgage interest: −$3,081
• − Property taxes: −$1,499
• − Insurance: −$275
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$1,600
• Taxable income: $4,713
• Est. tax owed @ 24.0%: −$1,131
• After-tax cash flow: $4,137/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: Clarion-Limestone Area SD
• NCES district ID: 4206090
• Math proficiency: 48% ▼ -12.00%
• Reading proficiency: 65% ▼ -12.00%
• Median HH income: $40,876
• Composite: 47.24/100
• National rank: #2313
• State rank: #116 of 539 in PA

Livability — Strattanville

• Score: 67/100
• State rank: #1001
• US rank: #11016

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Strattanville, PA
• Population (ZIP): 1,870

Population outlook (Clarion County) Hauer SSP2

• Today (2025): 37,796 people
• By 2030: 36,830 · -2.6%
• By 2040: 34,113 · -9.7%
• By 2050: 31,092 · -17.7%
• By 2075: 24,200 · -36.0%
• By 2100: 18,737 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Slovak 8% Danish 6% Italian 4%
• Languages at home: 98% English-only · German/W. Germanic 2%

Political lean MEDSL · Clarion

• 2024 margin: Solid R (+53.1) · D 23.1% · R 76.2%
• 2008→2024 swing: -30.7pp toward R · 2008: -22.4pp · 2024: -53.1pp
• All cycles: 2024: R+53.1 2020: R+50.8 2016: R+47.4 2012: R+36.1 2008: R+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-20.3% since first listed

6 events — show timeline

• 2026-05-04 Price Changed $55,000 AVBREALTORS
• 2026-05-04 Price Changed $55,000 West Penn MLS
• 2026-03-19 Price Changed $65,000 AVBREALTORS
• 2026-03-19 Price Changed $65,000 West Penn MLS
• 2026-01-29 Listed $69,000 AVBREALTORS
• 2026-01-27 Listed $69,000 West Penn MLS

Property tax history

+0.9%/yr

Latest (2026): $1,499 · +1.3% YoY. Source: county tax records.