849 South Ave · Bradford, PA 16701

$79,900

4 bd · 1.5 ba · 1,506 sqft · Other public records · 4 Days on market

Built 1890 0.36 ac lot

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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 +28.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming Country-Style Home with Ample Space, Outdoor Oasis, and Potential! Discover the serene living you've been searching for in this delightful country-style home, nestled on a generous 0.36-acre lot. This property offers the perfect balance of peaceful rural charm with the convenience of being just a short distance from town. This home boasts 4 comfortable bedrooms, with one conveniently located on the first floor for easy access or use as a home office. Enjoy the practical layout featuring 1.5 bathrooms, including a half bath on the main level for guests and everyday convenience. The interior offers a warm and inviting atmosphere, ready for your personal touches to make it truly shine

Key facts

• Large deck
• Generous lot
• Expansive backyard

Tags

• GENEROUS LOT
• EXPANSIVE BACKYARD
• LARGE DECK
• OVERSIZED GARAGE
• ADDITIONAL SHOP

Property features AI

Exterior

• Parking: Detached garage; 3-car garage; Workshop in garage; Driveway
• Utilities: Electricity connected with circuit breakers; Well water; Septic tank; Cable available
• Home design: 2-story home; Aluminum siding; Asphalt roof; Block foundation; Existing (previously built); Rectangular lot with 125 x 125 dimensions; Fronts a main thoroughfare
• Construction: Aluminum siding construction; Asphalt roof; Block foundation; Built previously (existing)
• Exterior features: Concrete driveway; Deck; Enclosed porch; Open porch; Barn(s); Gazebo; Outbuilding; Second garage

Interior

• Kitchen: Gas range; Gas oven; Refrigerator; Appliances negotiable
• Bedrooms: One bedroom on the main level
• Flooring: Hardwood; Varied flooring
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Country kitchen; Pull-down attic stairs; Storm windows; Partial basement
• Laundry & utility: Washer; Dryer; Laundry on the main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 10.0% 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.
• 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 $552 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y ago 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 $49k; list at $80k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1890 — 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. 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: 1.31% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.39%
• DSCR: 1.60
• GRM: 6.3

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: 3.5%
• Equity multiple: 1.13×
• Total profit: $2,980
• Equity at exit: $11,913

10-year hold

• IRR: 13.0%
• Equity multiple: 2.04×
• Total profit: $23,196
• Equity at exit: $6,908

Cash invested: $22,372 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$128 /mo · $1,532/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $250

Break-even live

Break-even rent $734

Max offer price $79,900

Occupancy floor 71%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-18
   days on market $79,900 Active 4 DOM
2. 2026-06-17
   days on market $79,900 Active 3 DOM
3. 2026-06-16
   days on market $79,900 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $79,900 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: $1,532 · $128/mo
• Projected year-2 tax: $1,532 · $128/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥89°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,601
• − Mortgage interest: −$4,476
• − Property taxes: −$1,532
• − Insurance: −$400
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$2,324
• Taxable income: $1,853
• Est. tax owed @ 24.0%: −$445
• After-tax cash flow: $2,550/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

• 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

+14.3% since first listed

7 events — show timeline

• 2026-06-14 Listed $79,900 UNYREIS
• 2026-01-08 Price Changed $129,900 UNYREIS
• 2025-10-20 Listed $150,000 UNYREIS
• 2025-08-18 Sold (Public Records) $49,000 Public Records
• 2017-12-08 Sold (Public Records) $45,000 Public Records
• 2017-12-08 Sold (MLS) $45,000 UNYREIS
• 2017-04-27 Listed $69,900 UNYREIS

Property tax history

+1.4%/yr

Latest (2025): $1,532 · +3.2% YoY. Source: county tax records.