201 1st St

Clarksville, PA 15322

$29,800B

3 bd · 2.0 ba · 1,499 sqft · Built 1946 · Other · Under Contract

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,191/mo
• Mortgage (P&I): −$156
• Tax + insurance: −$105
• HOA: −$0
• Vac / Maint / Mgmt: −$250
• Net cashflow: $679/mo
• Annual: $8,152/yr
• Cap rate: 35.88%
• Cash-on-cash: 105.68%
• DSCR: 5.70
• 1% rule: 4.00%
• Cash to close: $8,344

Investor read

• This is a 3-bed/2.0-bath other listed at $30k. Condition is rated fair.
• At list price, monthly cash flow is $679 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• In year one you build about $151 of equity ($206 loan paydown + $-55 appreciation (-0.2% local appreciation)).
• Location reads 65/100 on livability (#1,163 in PA) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• Jefferson-Morgan SD (rural): math 25% / reading 47% proficiency, ranked #407 of 539 in PA (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jefferson-Morgan El Sch (math 22% / reading 48%, grade F, #1,042 of 1,518 statewide, top 69%, 417 students, 54% FRL); Jefferson-Morgan Ms/Hs (math 27% / reading 47%, grade F, #289 of 437 statewide, top 67%, 365 students, 44% FRL).
• Watch-outs: flood insurance adds $56/mo; built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 22 active listings in the ZIP; 30 units permitted in Greene County in 2024 (0 in 5+ unit buildings).
• Greene County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
• 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.
• 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.
• 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.