166 Lower Clinton St · Canoe, PA 15772

$14,895

4 bd · 2.0 ba · 1,904 sqft · SingleFamily · 12 Days on market

Built 1900 0.52 ac lot

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Spacious Property Offering Endless Potential for Investors, Renovators, or Savvy Buyers Looking to Add Value. Featuring Generous Living Areas and Spacious Bedrooms, this Property Provides a Functional Layout with Plenty of Room to Customize and Make Your Own. In Need of Updating and Cosmetic Improvements, this Property Presents an Excellent Opportunity for a Flip, Rental Investment, or Long Term Equity Growth. Conveniently Located with Strong Potential and Solid Bones, Bring Your Vision and Unlock the Possibilities. Sold As-Is. Unfinished basement is 1,302 sqft.

Key facts

• 0.52 acre lot
• Built 1900
• Listed 12 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story building; Resale property; Asphalt roof
• Exterior features: Lot about 0.52 acres

Interior

• Flooring: Carpet
• Bathrooms: 1 full bathroom; 2 half bathrooms
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Punxsutawney Area SD (town): math 43% / reading 53% proficiency, ranked #239 of 539 in PA (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 44 units permitted in Indiana County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $316 of equity ($103 loan paydown + $213 appreciation (1.4% local appreciation)).
• Indiana County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $14,895

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 9.80% ✓
• Cap rate: 90.88%
• Cash-on-cash: 302.11%
• DSCR: 14.44
• GRM: 0.9

CMA / ARV

• ARV (on-the-fly): $66,640
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Upper Clinton St	0.15mi	3/1.5 (-1)	1,719 (-10%)	10mo	$59,900	$35	62

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 17.18×
• Total profit: $67,490
• Equity at exit: $5,420

10-year hold

• IRR: —
• Equity multiple: 36.53×
• Total profit: $148,161
• Equity at exit: $7,468

Cash invested: $4,171 (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 15772

• Home prices YoY: 1.2%
• Active inventory: 4
• Price-to-rent: 0.9×

Monthly cashflow live

• Estimated rent: $1,459 medium
• Mortgage (P&I): −$78
• Tax est. 1.5%: −$19 /mo · $223/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $1,050

Break-even live

Break-even rent $130

Max offer price $14,895

Occupancy floor 23%

Sensitivity live

Price	-10% $1,060	-5% $1,055	+0% $1,050	+5% $1,045	+10% $1,040
Rent	-10% $935	-5% $992	+0% $1,050	+5% $1,108	+10% $1,165
Rate	-1.0pp $1,057	-0.5pp $1,054	base $1,050	+0.5pp $1,046	+1.0pp $1,042

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: $3,724
• Closing costs: $447
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-21
   days on market $14,895 Active 12 DOM
2. 2026-06-18
   days on market $14,895 Active 10 DOM
3. 2026-06-18
   price $14,895 Active 9 DOM
4. 2026-06-17
   days on market $14,900 Active 9 DOM
5. 2026-06-16
   days on market $14,900 Active 8 DOM
6. 2026-06-15
   days on market $14,900 Active 7 DOM
7. 2026-06-13
   days on market $14,900 Active 5 DOM
8. 2026-06-12
   days on market $14,900 Active 4 DOM
9. 2026-06-09
   remarks 568-char remark
10. 2026-06-09
    remarks 533-char remark
11. 2026-06-09
    listed $14,900 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,513
• − Mortgage interest: −$834
• − Property taxes: −$223
• − Insurance: −$74
• − Repairs & maintenance: −$1,401
• − Management: −$1,401
• − Depreciation: −$433
• Taxable income: $13,145
• Est. tax owed @ 24.0%: −$3,155
• After-tax cash flow: $9,445/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: Punxsutawney Area SD
• NCES district ID: 4219800
• Math proficiency: 43% ▲ 1.00%
• Reading proficiency: 53% ▼ -8.00%
• Median HH income: $40,610
• Composite: 40.19/100
• National rank: #3787
• State rank: #239 of 539 in PA

Livability — Canoe

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

Census & demographics

• Census place: Rossiter, PA
• Population (ZIP): 1,544

Population outlook (Indiana County) Hauer SSP2

• Today (2025): 84,294 people
• By 2030: 81,773 · -3.0%
• By 2040: 75,213 · -10.8%
• By 2050: 69,348 · -17.7%
• By 2075: 57,951 · -31.3%
• By 2100: 47,313 · -43.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Romanian 7% Polish 4% Slovak 3%
• Foreign-born: 0%
• Languages at home: 91% English-only · German/W. Germanic 9%

Political lean MEDSL · Indiana

• 2024 margin: Solid R (+39.1) · D 30.1% · R 69.2%
• 2008→2024 swing: -32.0pp toward R · 2008: -7.1pp · 2024: -39.1pp
• All cycles: 2024: R+39.1 2020: R+37.5 2016: R+35.6 2012: R+18.8 2008: R+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.43%
• Current HPI: 116.2746
• 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

• 2026-06-08 Listed $14,900 West Penn MLS