137 Rockland Ave · Bradford, PA 16701

$89,900

2 bd · 1.0 ba · 1,032 sqft · Other public records · 3 Days on market

Built 1900 6,534 sqft 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 +14.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Schools +4.2/10.0
• 1% rule +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the convenience of first-floor living! Many updates have already been made for you, creating a warm, comfortable atmosphere throughout this home. Special attention has been given to the design of the custom-built, spacious, modern kitchen, which features appliances and ample cabinet and countertop space. Adjacent to the kitchen, you'll find a bedroom that offers a large walk-in closet. There is also a full bath and a designated laundry room equipped with a washer, dryer, cabinets, and a storage closet. Enjoy the open concept of the formal dining room and living room, providing plenty of space for gatherings and entertainment. A second bedroom with a closet is conveniently located

Key facts

• Covered front porch
• Custom built kitchen
• First floor living

Tags

• FIRST FLOOR LIVING
• CUSTOM BUILT KITCHEN
• LARGE WALK IN CLOSET
• DESIGNATED LAUNDRY ROOM
• OPEN CONCEPT DINING ROOM
• COVERED FRONT PORCH

Property features AI

Exterior

• Parking: No garage; Driveway parking
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Single-story home; Resale property; Metal roof
• Construction: Vinyl siding; Attic/crawl hatchway(s) insulated; Block foundation; Existing (year built details)
• Exterior features: Covered porch and open deck; Deck; Fence (partial); Gravel driveway

Interior

• Kitchen: Free-standing range; Oven; Refrigerator
• Bedrooms: 2 main-level bedrooms; Bedroom on main level
• Flooring: Carpet; Luxury vinyl; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced air heating
• Interior features: Ceiling fan(s); Separate/formal dining room; Country kitchen; Thermal windows; Accessible bedroom; No stairs
• Laundry & utility: Washer; Dryer; Main-level laundry / accessible utilities

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $27 ($320/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $81k (9.6% below list).
• Recommended offer: $81k (9.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.3% in Bradford — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#814 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Bradford Area SD (town): math 41% / reading 60% proficiency, ranked #187 of 539 in PA (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: George Blaisdell El Sch (567 students, 100% FRL); Floyd C Fretz Ms (math 33% / reading 60%, grade D+, #172 of 512 statewide, top 35%, 568 students, 100% FRL); Bradford Area Hs (math 72% / reading 24%, grade D, #153 of 437 statewide, top 37%, 751 students, 100% FRL) — zoned schools average 100% FRL vs 47% district-wide (53 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 78 active listings in the ZIP; 29 units permitted in McKean County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• McKean County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 3 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 $81,304 (9.6% below list)

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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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?
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: 0.90% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.27%
• DSCR: 1.06
• GRM: 9.2

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-12,860
• Equity at exit: $13,404

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-8,974
• Equity at exit: $7,773

Cash invested: $25,172 (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 16701

• Home prices YoY: -17.9%
• Active inventory: 78
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $813 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$107 /mo · $1,281/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$171
• Net cashflow: $27

Break-even live

Break-even rent $779

Max offer price $89,900

Occupancy floor 92%

Sensitivity live

Price	-10% $78	-5% $52	+0% $27	+5% $1	+10% $-24
Rent	-10% $-38	-5% $-5	+0% $27	+5% $59	+10% $91
Rate	-1.0pp $72	-0.5pp $50	base $27	+0.5pp $3	+1.0pp $-20

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-21
   status $89,900 Pending 3 DOM
2. 2026-06-18
   days on market $89,900 Active 3 DOM
3. 2026-06-17
   days on market $89,900 Active 2 DOM
4. 2026-06-16
   remarks 699-char remark
5. 2026-06-16
   listed $89,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $1,281 · $107/mo
• Projected year-2 tax: $1,351 · $113/mo
• Expected delta: +$70/yr (+$6/mo · 5.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥89°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,756
• − Mortgage interest: −$5,036
• − Property taxes: −$1,281
• − Insurance: −$450
• − Repairs & maintenance: −$781
• − Management: −$781
• − Depreciation: −$2,615
• Taxable loss: −$1,186
• Est. tax savings @ 24.0%: +$285
• After-tax cash flow: $605/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: Bradford Area SD
• NCES district ID: 4204020
• Math proficiency: 41% ▼ -5.00%
• Reading proficiency: 60% ▼ -4.00%
• Median HH income: $41,477
• Composite: 42.31/100
• National rank: #3261
• State rank: #187 of 539 in PA

Livability — Bradford

• Score: 69/100
• State rank: #814
• US rank: #8325

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bradford, PA
• Population (ZIP): 16,584

Population outlook (McKean County) Hauer SSP2

• Today (2025): 40,518 people
• By 2030: 39,290 · -3.0%
• By 2040: 36,438 · -10.1%
• By 2050: 33,556 · -17.2%
• By 2075: 27,682 · -31.7%
• By 2100: 21,726 · -46.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 4% Slovak 2% Iranian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · McKean

• 2024 margin: Solid R (+47.2) · D 26.0% · R 73.2%
• 2008→2024 swing: -29.9pp toward R · 2008: -17.3pp · 2024: -47.2pp
• All cycles: 2024: R+47.2 2020: R+46.2 2016: R+47.2 2012: R+28.2 2008: R+17.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.54%
• Current HPI: 149.3686
• 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

• 2026-06-15 Listed $89,900 UNYREIS

Property tax history

+0.5%/yr

Latest (2025): $1,281 · +3.3% YoY. Source: county tax records.