234 Church St · Morris, PA 16858

$84,900

6 bd · 0.0 ba · 2,131 sqft · Other · 77 Days on market

Built 1900 0.34 ac lot

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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
• Appreciation +9.2/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor opportunity with multiple income streams and value-add potential. This property features a duplex in need of renovation, offering the chance to force appreciation and increase rents, along with a tenant-occupied trailer providing immediate cash flow. The duplex already has had key mechanical updates in recent years, including newer furnaces and hot water heaters, allowing you to focus primarily on other improvements to bring the units back to market-ready condition. A detached garage at the rear of the property adds additional utility and potential for storage or supplemental income. Whether you're looking to expand your portfolio or secure your next value-add deal, this property offers strong upside with existing income in place.

Key facts

• Mechanical updates
• Detached garage
• 0.34 acre lot

Tags

• DETACHED GARAGE
• MECHANICAL UPDATES

What this means for you Summary

Snapshot

• This is a 6-bed/?-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• West Branch Area SD (rural): math 30% / reading 49% proficiency, ranked #363 of 539 in PA (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Branch Area El Sch (math 32% / reading 52%, grade F, #883 of 1,518 statewide, top 61%, 341 students, 43% FRL); West Branch Ms (math 23% / reading 48%, grade F, #317 of 512 statewide, top 63%, 257 students, 48% FRL); West Branch Area Hs (math 47%, 314 students, 34% FRL).
• Market conditions: 12 active listings in the ZIP; 99 units permitted in Clearfield County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($587 loan paydown + $7k appreciation (8.5% local appreciation)).
• Clearfield County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.5% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 1.50% ✓
• Cap rate: 12.19%
• Cash-on-cash: 21.08%
• DSCR: 1.94
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.4%
• Equity multiple: 3.70×
• Total profit: $64,172
• Equity at exit: $67,250

10-year hold

• IRR: 33.1%
• Equity multiple: 8.01×
• Total profit: $166,652
• Equity at exit: $136,201

Cash invested: $23,772 (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 16858

• Home prices YoY: 6.0%
• Active inventory: 12
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,274 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$109 /mo · $1,302/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $418

Break-even live

Break-even rent $746

Max offer price $84,900

Occupancy floor 62%

Sensitivity live

Price	-10% $466	-5% $442	+0% $418	+5% $394	+10% $369
Rent	-10% $317	-5% $367	+0% $418	+5% $468	+10% $518
Rate	-1.0pp $460	-0.5pp $439	base $418	+0.5pp $396	+1.0pp $373

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-16
   status $84,900 Pending 77 DOM
2. 2026-06-15
   days on market $84,900 Active 77 DOM
3. 2026-06-13
   days on market $84,900 Active 75 DOM
4. 2026-06-12
   days on market $84,900 Active 74 DOM
5. 2026-06-09
   days on market $84,900 Active 71 DOM
6. 2026-06-08
   days on market $84,900 Active 70 DOM
7. 2026-06-08
   days on market $84,900 Active 69 DOM
8. 2026-06-05
   days on market $84,900 Active 67 DOM
9. 2026-06-04
   days on market $84,900 Active 65 DOM
10. 2026-06-02
    days on market $84,900 Active 64 DOM
11. 2026-06-01
    days on market $84,900 Active 63 DOM
12. 2026-05-31
    days on market $84,900 Active 62 DOM
13. 2026-03-30
    listed $84,900 Active 749-char remark

    Show marketing remark (749 chars)

    Investor opportunity with multiple income streams and value-add potential. This property features a duplex in need of renovation, offering the chance to force appreciation and increase rents, along with a tenant-occupied trailer providing immediate cash flow. The duplex already has had key mechanical updates in recent years, including newer furnaces and hot water heaters, allowing you to focus primarily on other improvements to bring the units back to market-ready condition. A detached garage at the rear of the property adds additional utility and potential for storage or supplemental income. Whether you're looking to expand your portfolio or secure your next value-add deal, this property offers strong upside with existing income in place.

ⓘ 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: $1,302 · $109/mo
• Projected year-2 tax: $1,322 · $110/mo
• Expected delta: +$20/yr (+$2/mo · 1.5%)

ⓘ 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 7 d/yr ≥92°F today · 16 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: $15,291
• − Mortgage interest: −$4,756
• − Property taxes: −$1,302
• − Insurance: −$424
• − Repairs & maintenance: −$1,223
• − Management: −$1,223
• − Depreciation: −$2,470
• Taxable income: $3,892
• Est. tax owed @ 24.0%: −$934
• After-tax cash flow: $4,076/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: West Branch Area SD
• NCES district ID: 4225230
• Math proficiency: 30% ▼ -9.00%
• Reading proficiency: 49% ▼ -10.00%
• Median HH income: $44,732
• Composite: 33.5/100
• National rank: #5444
• State rank: #363 of 539 in PA

Livability — Morris

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

Census & demographics

• Census place: Morrisdale, PA
• Population (ZIP): 3,953

Population outlook (Clearfield County) Hauer SSP2

• Today (2025): 79,658 people
• By 2030: 78,358 · -1.6%
• By 2040: 74,670 · -6.3%
• By 2050: 70,186 · -11.9%
• By 2075: 60,391 · -24.2%
• By 2100: 46,886 · -41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 4% Slovak 2% Subsaharan African 2%
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Clearfield

• 2024 margin: Solid R (+51.5) · D 23.9% · R 75.4%
• 2008→2024 swing: -39.4pp toward R · 2008: -12.1pp · 2024: -51.5pp
• All cycles: 2024: R+51.5 2020: R+49.5 2016: R+49.6 2012: R+28.9 2008: R+12.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.47%
• Current HPI: 148.5081
• 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

1 event — show timeline

• 2026-03-30 Listed $84,900 BRIGHT MLS

Property tax history

+3.0%/yr

Latest (2026): $1,302 · +7.8% YoY. Source: county tax records.