283 Nebraska Rd · Washington, PA 16353

$65,000

2 bd · 1.0 ba · 748 sqft · Other public records · 91 Days on market

Built 1950 10,018 sqft lot $87/sqft · 10% above area Est $66k · at est.

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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 +28.2/30.0
• DSCR +10.0/10.0
• ARV discount +8.5/15.0
• Appreciation +7.9/10.0
• 1% rule +7.8/10.0
• Schools +4.3/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Updated and ready for you ! This charming 2 bedroom property can be used as either a full time home or a cozy weekend retreat. With 2 bedrooms a wood burning fireplace and gravel driveway and easy acces to State Game Lands , fishing at Nebrska bridge or minutes to the Tionesta Lake . Priced to sell ! Make your appointment today!

Key facts

• Gravel driveway
• 0.23 acre lot
• Built 1950

Tags

• WOOD BURNING FIREPLACE
• GRAVEL DRIVEWAY
• MINUTES TO TIONESTA LAKE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $65k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($829 rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 2.8% in Washington — 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 85/100 on livability (#77 in PA, #558 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D-.
• North Clarion County SD (rural): math 45% / reading 56% proficiency, ranked #178 of 539 in PA (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 28 active listings in the ZIP; 25 units permitted in Clarion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($449 loan paydown + $4k appreciation (5.9% local appreciation)).
• Clarion County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $8k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. Schools are B-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?
6. 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.
7. 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.
8. 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: 1.28% ✓
• Cap rate: 10.10%
• Cash-on-cash: 13.58%
• DSCR: 1.60
• GRM: 6.5

CMA / ARV

• ARV (median comp): $66,499
• List price: $65,000
• Delta: -2.25%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Projected returns pro-forma

5.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.4%
• Equity multiple: 2.73×
• Total profit: $31,474
• Equity at exit: $40,412

10-year hold

• IRR: 24.9%
• Equity multiple: 5.53×
• Total profit: $82,447
• Equity at exit: $72,901

Cash invested: $18,200 (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 16353

• Home prices YoY: 4.2%
• Active inventory: 28
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $829 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $206

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 70%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $65,000 Active 91 DOM
2. 2026-06-17
   days on market $65,000 Active 90 DOM
3. 2026-06-16
   days on market $65,000 Active 89 DOM
4. 2026-06-15
   days on market $65,000 Active 88 DOM
5. 2026-06-13
   days on market $65,000 Active 86 DOM
6. 2026-06-12
   days on market $65,000 Active 85 DOM
7. 2026-06-09
   days on market $65,000 Active 82 DOM
8. 2026-06-08
   days on market $65,000 Active 81 DOM
9. 2026-06-08
   days on market $65,000 Active 80 DOM
10. 2026-06-07
    days on market $65,000 Active 79 DOM
11. 2026-06-04
    days on market $65,000 Active 76 DOM
12. 2026-06-02
    days on market $65,000 Active 75 DOM
13. 2026-06-01
    days on market $65,000 Active 74 DOM
14. 2026-05-31
    days on market $65,000 Active 73 DOM
15. 2026-04-30
    price $65,000 330-char remark

    Show marketing remark (330 chars)

    Updated and ready for you ! This charming 2 bedroom property can be used as either a full time home or a cozy weekend retreat. With 2 bedrooms a wood burning fireplace and gravel driveway and easy acces to State Game Lands , fishing at Nebrska bridge or minutes to the Tionesta Lake . Priced to sell ! Make your appointment today!

16. 2026-04-13
    price $67,000 330-char remark

    Show marketing remark (330 chars)

    Updated and ready for you ! This charming 2 bedroom property can be used as either a full time home or a cozy weekend retreat. With 2 bedrooms a wood burning fireplace and gravel driveway and easy acces to State Game Lands , fishing at Nebrska bridge or minutes to the Tionesta Lake . Priced to sell ! Make your appointment today!

17. 2026-04-13
    price $69,400 330-char remark

    Show marketing remark (330 chars)

    Updated and ready for you ! This charming 2 bedroom property can be used as either a full time home or a cozy weekend retreat. With 2 bedrooms a wood burning fireplace and gravel driveway and easy acces to State Game Lands , fishing at Nebrska bridge or minutes to the Tionesta Lake . Priced to sell ! Make your appointment today!

18. 2026-04-03
    price $69,900 330-char remark

    Show marketing remark (330 chars)

    Updated and ready for you ! This charming 2 bedroom property can be used as either a full time home or a cozy weekend retreat. With 2 bedrooms a wood burning fireplace and gravel driveway and easy acces to State Game Lands , fishing at Nebrska bridge or minutes to the Tionesta Lake . Priced to sell ! Make your appointment today!

19. 2026-03-19
    listed $72,500 Active 330-char remark

    Show marketing remark (330 chars)

    Updated and ready for you ! This charming 2 bedroom property can be used as either a full time home or a cozy weekend retreat. With 2 bedrooms a wood burning fireplace and gravel driveway and easy acces to State Game Lands , fishing at Nebrska bridge or minutes to the Tionesta Lake . Priced to sell ! Make your appointment today!

20. 2023-03-27
    soldstatus $54,000 Closed 560-char remark

    Show marketing remark (560 chars)

    Updated 12/29/2022.. .. the seller just installed all new windows, exterior vinyl siding, flooring and electric service. It is still a reasonably priced camp near Tionesta, Tionesta Lake, State Game Lands and Cook Forest? This may be the ticket if you enjoy fixing things up and building your own sweat equity. Newer roof (estimated to be 10 years) and a nice spring water source. Nebraska Bridge is just down street for good fishing or travel a few extra minutes to Tionesta Lake for boating and fishing. Allegheny River, Tionesta Creek are only a mile away.

21. 2023-03-27
    soldstatus $54,000

    Show marketing remark (560 chars)

    Updated 12/29/2022.. .. the seller just installed all new windows, exterior vinyl siding, flooring and electric service. It is still a reasonably priced camp near Tionesta, Tionesta Lake, State Game Lands and Cook Forest? This may be the ticket if you enjoy fixing things up and building your own sweat equity. Newer roof (estimated to be 10 years) and a nice spring water source. Nebraska Bridge is just down street for good fishing or travel a few extra minutes to Tionesta Lake for boating and fishing. Allegheny River, Tionesta Creek are only a mile away.

22. 2023-01-05
    historical Active Under Contract 560-char remark

    Show marketing remark (560 chars)

    Updated 12/29/2022.. .. the seller just installed all new windows, exterior vinyl siding, flooring and electric service. It is still a reasonably priced camp near Tionesta, Tionesta Lake, State Game Lands and Cook Forest? This may be the ticket if you enjoy fixing things up and building your own sweat equity. Newer roof (estimated to be 10 years) and a nice spring water source. Nebraska Bridge is just down street for good fishing or travel a few extra minutes to Tionesta Lake for boating and fishing. Allegheny River, Tionesta Creek are only a mile away.

23. 2022-12-29
    status Active 560-char remark

    Show marketing remark (560 chars)

    Updated 12/29/2022.. .. the seller just installed all new windows, exterior vinyl siding, flooring and electric service. It is still a reasonably priced camp near Tionesta, Tionesta Lake, State Game Lands and Cook Forest? This may be the ticket if you enjoy fixing things up and building your own sweat equity. Newer roof (estimated to be 10 years) and a nice spring water source. Nebraska Bridge is just down street for good fishing or travel a few extra minutes to Tionesta Lake for boating and fishing. Allegheny River, Tionesta Creek are only a mile away.

24. 2022-12-29
    price $59,900 560-char remark

    Show marketing remark (560 chars)

    Updated 12/29/2022.. .. the seller just installed all new windows, exterior vinyl siding, flooring and electric service. It is still a reasonably priced camp near Tionesta, Tionesta Lake, State Game Lands and Cook Forest? This may be the ticket if you enjoy fixing things up and building your own sweat equity. Newer roof (estimated to be 10 years) and a nice spring water source. Nebraska Bridge is just down street for good fishing or travel a few extra minutes to Tionesta Lake for boating and fishing. Allegheny River, Tionesta Creek are only a mile away.

25. 2022-05-27
    listed $49,900 560-char remark

    Show marketing remark (560 chars)

    Updated 12/29/2022.. .. the seller just installed all new windows, exterior vinyl siding, flooring and electric service. It is still a reasonably priced camp near Tionesta, Tionesta Lake, State Game Lands and Cook Forest? This may be the ticket if you enjoy fixing things up and building your own sweat equity. Newer roof (estimated to be 10 years) and a nice spring water source. Nebraska Bridge is just down street for good fishing or travel a few extra minutes to Tionesta Lake for boating and fishing. Allegheny River, Tionesta Creek are only a mile away.

26. 1997-07-01
    soldstatus $20,000

ⓘ 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 2/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,952
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$796
• − Management: −$796
• − Depreciation: −$1,891
• Taxable income: $1,528
• Est. tax owed @ 24.0%: −$367
• After-tax cash flow: $2,105/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: North Clarion County SD
• NCES district ID: 4217130
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 56% ▼ -11.00%
• Median HH income: $45,965
• Composite: 42.77/100
• National rank: #3153
• State rank: #178 of 539 in PA

Livability — Washington

• Score: 85/100
• State rank: #77
• US rank: #558

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 50,348
• Population (ZIP): 2,459

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 (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Romanian 5% Lithuanian 2% Iranian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · German/W. Germanic 4%

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: ▲ 5.89%
• Current HPI: 146.6533
• 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

+225.0% since first listed

12 events — show timeline

• 2026-04-30 Price Changed $65,000 AVBREALTORS
• 2026-04-13 Price Changed $67,000 AVBREALTORS
• 2026-04-13 Price Changed $69,400 AVBREALTORS
• 2026-04-03 Price Changed $69,900 AVBREALTORS
• 2026-03-19 Listed $72,500 AVBREALTORS
• 2023-03-27 Sold (Public Records) $54,000 Public Records
• 2023-03-27 Sold (MLS) $54,000 AVBREALTORS
• 2023-01-05 Contingent — AVBREALTORS
• 2022-12-29 Relisted — AVBREALTORS
• 2022-12-29 Price Changed $59,900 AVBREALTORS
• 2022-05-27 Listed $49,900 AVBREALTORS
• 1997-07-01 Sold (Public Records) $20,000 Public Records

Property tax history

+27.2%/yr

Latest (2026): $3,990 · +1253.6% YoY. Source: county tax records.