231 Stone Ave · Pine, PA 16259

$33,500

3 bd · 1.5 ba · 1,450 sqft · SingleFamily public records · 146 Days on market

Built 1915 4,791 sqft lot $23/sqft · 23% below area Est $44k · 25% under ↓ 12% since listing

---

Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.0/10.0
• Appreciation +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nestled in the river community of Templeton, this charming home will capture your attention, it just feels like home. The oak trim work and pocket doors in the living room add to the old time charm. Alot of the work has been done for you, new drywall, the old carpet was removed thru out to reveal the wood flooring, Downstairs bathroom has new toilet, vanity and sink. New floor is not quite finished but materials are included to do so, upstairs bathroom has new toilet installed and a brand new sink that needs to be installed Also included, new light fixtures for the whole house, nice kitchen sink and faucet and another faucet for the downstairs bathroom. Newer furnace and H WT. This is a very solid 3 bed 1.5 bath home, two stories with nice sized rooms and a huge full walk up attic for storage, off street parking below house, The wide front porch provides beautiful views of the river. Local twp roads open to A T V's Hunting fishing nearby.

Key facts

• Hardwood flooring
• New vanity
• Pocket doors

Tags

• OAK TRIM WORK
• POCKET DOORS
• HARDWOOD FLOORING
• NEW TOILET
• NEW VANITY
• NEW SINK

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $34k.

Deal economics

• At list price, monthly cash flow is $701 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $34k).
• Recommended offer: $29k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• Armstrong SD (rural): math 38% / reading 58% proficiency, ranked #233 of 539 in PA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 58 units permitted in Armstrong County in 2024 (20 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.8%/yr); year-one equity from $232 of loan paydown is wiped out by about $930 of value loss. Plan a longer hold.
• Armstrong County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.8% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $20k; list at $34k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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: 3.52% ✓
• Cap rate: 31.40%
• Cash-on-cash: 89.67%
• DSCR: 4.99
• GRM: 2.4

CMA / ARV

• ARV (median comp): $44,461
• List price: $33,500
• Delta: -24.65%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 Clay Ave	0.12mi	3/1.5	1,488 (+3%)	0mo	$59,000	$40	90

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

Projected returns pro-forma

-2.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 90.5%
• Equity multiple: 5.22×
• Total profit: $39,543
• Equity at exit: $5,327

10-year hold

• IRR: 93.3%
• Equity multiple: 10.84×
• Total profit: $92,257
• Equity at exit: $3,469

Cash invested: $9,380 (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 16259

• Home prices YoY: -2.0%
• Active inventory: 6
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,180 medium
• Mortgage (P&I): −$176
• Tax est. 1.5%: −$42 /mo · $502/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $701

Break-even live

Break-even rent $293

Max offer price $33,500

Occupancy floor 36%

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: $8,375
• Closing costs: $1,005
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $33,500 Active 146 DOM
2. 2026-06-17
   days on market $33,500 Active 145 DOM
3. 2026-06-16
   days on market $33,500 Active 144 DOM
4. 2026-06-15
   days on market $33,500 Active 143 DOM
5. 2026-06-13
   days on market $33,500 Active 141 DOM
6. 2026-06-12
   days on market $33,500 Active 140 DOM
7. 2026-06-09
   days on market $33,500 Active 137 DOM
8. 2026-06-08
   days on market $33,500 Active 136 DOM
9. 2026-06-08
   days on market $33,500 Active 135 DOM
10. 2026-06-07
    days on market $33,500 Active 134 DOM
11. 2026-06-04
    days on market $33,500 Active 131 DOM
12. 2026-06-02
    days on market $33,500 Active 130 DOM
13. 2026-06-01
    days on market $33,500 Active 129 DOM
14. 2026-05-31
    days on market $33,500 Active 128 DOM
15. 2026-01-24
    listed $35,000 Active 954-char remark

    Show marketing remark (954 chars)

    Nestled in the river community of Templeton, this charming home will capture your attention, it just feels like home. The oak trim work and pocket doors in the living room add to the old time charm. Alot of the work has been done for you, new drywall, the old carpet was removed thru out to reveal the wood flooring, Downstairs bathroom has new toilet, vanity and sink. New floor is not quite finished but materials are included to do so, upstairs bathroom has new toilet installed and a brand new sink that needs to be installed Also included, new light fixtures for the whole house, nice kitchen sink and faucet and another faucet for the downstairs bathroom. Newer furnace and H WT. This is a very solid 3 bed 1.5 bath home, two stories with nice sized rooms and a huge full walk up attic for storage, off street parking below house, The wide front porch provides beautiful views of the river. Local twp roads open to A T V's Hunting fishing nearby.

16. 2026-01-23
    listed $35,000 Active
17. 2025-09-30
    soldstatus $20,000 Closed
18. 2025-09-30
    soldstatus $20,000 Closed
19. 2025-08-06
    status Pending
20. 2025-08-06
    historical Active Under Contract
21. 2025-07-23
    status Active
22. 2025-07-23
    status Active
23. 2025-07-14
    historical Active Under Contract
24. 2025-07-14
    status Pending
25. 2025-06-24
    price $20,000
26. 2025-06-24
    price $20,000
27. 2025-05-04
    listed $39,900 Active
28. 2025-05-03
    listed $39,900 Active

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,164
• − Mortgage interest: −$1,877
• − Property taxes: −$502
• − Insurance: −$168
• − Repairs & maintenance: −$1,133
• − Management: −$1,133
• − Depreciation: −$975
• Taxable income: $8,376
• Est. tax owed @ 24.0%: −$2,010
• After-tax cash flow: $6,401/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: Armstrong SD
• NCES district ID: 4202590
• Math proficiency: 38% ▼ -13.00%
• Reading proficiency: 58% ▼ -6.00%
• Median HH income: $43,333
• Composite: 40.41/100
• National rank: #3729
• State rank: #233 of 539 in PA

Livability — Pine

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

Census & demographics

• Census place: Templeton, PA
• Population (ZIP): 2,111

Population outlook (Armstrong County) Hauer SSP2

• Today (2025): 62,513 people
• By 2030: 59,579 · -4.7%
• By 2040: 52,890 · -15.4%
• By 2050: 45,904 · -26.6%
• By 2075: 32,023 · -48.8%
• By 2100: 20,415 · -67.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Iranian 3% Romanian 2% Slovak 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Armstrong

• 2024 margin: Solid R (+53.2) · D 23.0% · R 76.2%
• 2008→2024 swing: -28.6pp toward R · 2008: -24.6pp · 2024: -53.2pp
• All cycles: 2024: R+53.2 2020: R+52.3 2016: R+52.0 2012: R+37.2 2008: R+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.78%
• Current HPI: 133.4758
• 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

-12.3% since first listed

14 events — show timeline

• 2026-01-24 Listed $35,000 AVBREALTORS
• 2026-01-23 Listed $35,000 West Penn MLS
• 2025-09-30 Sold (MLS) $20,000 West Penn MLS
• 2025-09-30 Sold (MLS) $20,000 AVBREALTORS
• 2025-08-06 Pending — West Penn MLS
• 2025-08-06 Contingent — AVBREALTORS
• 2025-07-23 Relisted — AVBREALTORS
• 2025-07-23 Relisted — West Penn MLS
• 2025-07-14 Contingent — AVBREALTORS
• 2025-07-14 Pending — West Penn MLS
• 2025-06-24 Price Changed $20,000 West Penn MLS
• 2025-06-24 Price Changed $20,000 AVBREALTORS
• 2025-05-04 Listed $39,900 AVBREALTORS
• 2025-05-03 Listed $39,900 West Penn MLS

Property tax history

+0.9%/yr

Latest (2026): $1,826 · +0.0% YoY. Source: county tax records.