515 East Penn Ave · Knox, PA 16232

$105,900

4 bd · 4.0 ba · 960 sqft · SingleFamily public records · 11 Days on market

Built 1997 10,018 sqft lot

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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 +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Schools +4.2/10.0
• Appreciation +4.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Excellent construction, well maintained and very clean, these apartments will always be in high demand. Nice kitchen cabinetry, washer and dryer in each unit and large open floor plans make these 1 bedroom apartments very desirable. Extra storage for each unit available.

Key facts

• Recent remodel
• Great floor plans
• 0.23 acre lot

Tags

• RECENT REMODEL
• GREAT FLOOR PLANS

Property features AI

Exterior

• Parking: 3 parking spaces
• Utilities: Public water; Public sewer; 100 amp electrical service
• Home design: Residential income property
• Construction: Vinyl siding; Slab foundation; Built area approximately 1,920
• Exterior features: Front porch; Composition roof

Interior

• Flooring: Laminate
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Gas water heater; No fireplace; Laminate flooring; 6 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $106k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $106k).

Location & tenants

• Location reads 78/100 on livability (#271 in PA, #2,387 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Keystone SD (rural): math 34% / reading 66% proficiency, ranked #188 of 539 in PA (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 11 active listings in the ZIP; 25 units permitted in Clarion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $732 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Clarion County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $81k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $105,900

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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.07% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.60%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.95×
• Total profit: $-1,422
• Equity at exit: $21,460

10-year hold

• IRR: 6.6%
• Equity multiple: 1.57×
• Total profit: $17,009
• Equity at exit: $19,197

Cash invested: $29,652 (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 16232

• Home prices YoY: -1.3%
• Active inventory: 11
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,133 medium
• Mortgage (P&I): −$555
• Tax est. 1.5%: −$132 /mo · $1,588/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $163

Break-even live

Break-even rent $926

Max offer price $105,900

Occupancy floor 81%

Sensitivity live

Price	-10% $236	-5% $200	+0% $163	+5% $127	+10% $90
Rent	-10% $74	-5% $118	+0% $163	+5% $208	+10% $253
Rate	-1.0pp $216	-0.5pp $190	base $163	+0.5pp $136	+1.0pp $108

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: $26,475
• Closing costs: $3,177
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $105,900 Active 11 DOM
2. 2026-06-18
   days on market $105,900 Active 9 DOM
3. 2026-06-17
   days on market $105,900 Active 8 DOM
4. 2026-06-16
   days on market $105,900 Active 7 DOM
5. 2026-06-15
   days on market $105,900 Active 6 DOM
6. 2026-06-13
   days on market $105,900 Active 4 DOM
7. 2026-06-12
   days on market $105,900 Active 3 DOM
8. 2026-06-09
   remarks 250-char remark
9. 2026-06-09
   listed $105,900 Active 1 DOM

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥93°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,595
• − Mortgage interest: −$5,932
• − Property taxes: −$1,588
• − Insurance: −$530
• − Repairs & maintenance: −$1,088
• − Management: −$1,088
• − Depreciation: −$3,081
• Taxable income: $289
• Est. tax owed @ 24.0%: −$69
• After-tax cash flow: $1,888/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: Keystone SD
• NCES district ID: 4212720
• Math proficiency: 34% ▼ -16.00%
• Reading proficiency: 66% ▼ -6.00%
• Median HH income: $45,395
• Composite: 42.22/100
• National rank: #3285
• State rank: #188 of 539 in PA

Livability — Knox

• Score: 78/100
• State rank: #271
• US rank: #2387

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Knox, PA
• Population (ZIP): 4,091

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 (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Iranian 5% Slovak 2% Serbian 2%
• Foreign-born: 0%
• Languages at home: 94% English-only · German/W. Germanic 5%

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: ▼ -1.82%
• Current HPI: 142.8245
• 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

+30.3% since first listed

3 events — show timeline

• 2026-06-09 Listed $105,900 AVBREALTORS
• 2007-09-14 Sold (MLS) $81,300 AVBREALTORS
• 2007-08-17 Sold (Public Records) $81,300 Public Records

Property tax history

+16.6%/yr

Latest (2026): $10,327 · +458.2% YoY. Source: county tax records.