525 Farwell Ave · Farwell, PA 17764

$51,500

4 bd · 1.0 ba · 1,664 sqft · SingleFamily public records · 121 Days on market

Built 1900 0.52 ac lot $31/sqft · 50% below area ↓ 28% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.4/10.0

Listing remarks MLS

GREAT LOCATION THE PROPERTY IS IN NEED OF SEVERAL UPGRADES. NEWER WINDOWS, ROOF, AND SIDING HAVE ALREADY BEEN DONE. ATV ENTHUSIATS WHY TOTE YOUR TOYS UP EVERY TIME YOU RIDE? THE LARGE GARAGE CAN ACCOMADATE AT LEAST 6 ATV'S. 1 BLOCK TO YOUR HAPPY RIDES. CALL TODAY.

Key facts

• Newer roof
• Newer siding
• Newer windows

Tags

• NEWER WINDOWS
• NEWER ROOF
• NEWER SIDING

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $52k.

Deal economics

• At list price, monthly cash flow is $719 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $52k).
• Recommended offer: $45k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Keystone Central SD (town): math 32% / reading 44% proficiency, ranked #384 of 539 in PA (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 active listings in the ZIP; 44 units permitted in Clinton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $356 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Clinton County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($45k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $45,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 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 1900 — 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: 2.61% ✓
• Cap rate: 23.05%
• Cash-on-cash: 59.85%
• DSCR: 3.66
• GRM: 3.2

CMA / ARV

• ARV (median comp): $104,036
• List price: $51,500
• Delta: -50.50%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 58.6%
• Equity multiple: 3.60×
• Total profit: $37,471
• Equity at exit: $7,679

10-year hold

• IRR: 63.4%
• Equity multiple: 7.36×
• Total profit: $91,658
• Equity at exit: $4,453

Cash invested: $14,420 (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 17764

• Home prices YoY: -6.0%
• Active inventory: 18
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,344 medium
• Mortgage (P&I): −$270
• Tax from tax record: −$51 /mo · $617/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $719

Break-even live

Break-even rent $434

Max offer price $51,500

Occupancy floor 42%

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: $12,875
• Closing costs: $1,545
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $51,500 Active 121 DOM
2. 2026-06-18
   days on market $51,500 Active 120 DOM
3. 2026-06-17
   days on market $51,500 Active 119 DOM
4. 2026-06-16
   days on market $51,500 Active 118 DOM
5. 2026-06-15
   days on market $51,500 Active 117 DOM
6. 2026-06-14
   days on market $51,500 Active 115 DOM
7. 2026-06-12
   days on market $51,500 Active 114 DOM
8. 2026-06-09
   days on market $51,500 Active 111 DOM
9. 2026-06-08
   days on market $51,500 Active 110 DOM
10. 2026-06-07
    days on market $51,500 Active 109 DOM
11. 2026-06-04
    days on market $51,500 Active 105 DOM
12. 2026-06-02
    days on market $51,500 Active 104 DOM
13. 2026-06-01
    days on market $51,500 Active 103 DOM
14. 2026-05-31
    days on market $51,500 Active 102 DOM
15. 2026-05-31
    days on market $51,500 Active 101 DOM
16. 2026-05-18
    price $51,500 264-char remark

    Show marketing remark (264 chars)

    GREAT LOCATION THE PROPERTY IS IN NEED OF SEVERAL UPGRADES. NEWER WINDOWS, ROOF, AND SIDING HAVE ALREADY BEEN DONE. ATV ENTHUSIATS WHY TOTE YOUR TOYS UP EVERY TIME YOU RIDE? THE LARGE GARAGE CAN ACCOMADATE AT LEAST 6 ATV'S. 1 BLOCK TO YOUR HAPPY RIDES. CALL TODAY.

17. 2026-03-06
    price $58,500 264-char remark

    Show marketing remark (264 chars)

    GREAT LOCATION THE PROPERTY IS IN NEED OF SEVERAL UPGRADES. NEWER WINDOWS, ROOF, AND SIDING HAVE ALREADY BEEN DONE. ATV ENTHUSIATS WHY TOTE YOUR TOYS UP EVERY TIME YOU RIDE? THE LARGE GARAGE CAN ACCOMADATE AT LEAST 6 ATV'S. 1 BLOCK TO YOUR HAPPY RIDES. CALL TODAY.

18. 2026-02-16
    listed $71,900 Active 264-char remark

    Show marketing remark (264 chars)

    GREAT LOCATION THE PROPERTY IS IN NEED OF SEVERAL UPGRADES. NEWER WINDOWS, ROOF, AND SIDING HAVE ALREADY BEEN DONE. ATV ENTHUSIATS WHY TOTE YOUR TOYS UP EVERY TIME YOU RIDE? THE LARGE GARAGE CAN ACCOMADATE AT LEAST 6 ATV'S. 1 BLOCK TO YOUR HAPPY RIDES. CALL TODAY.

ⓘ 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: $617 · $51/mo
• Projected year-2 tax: $715 · $60/mo
• Expected delta: +$99/yr (+$8/mo · 16.0%)

ⓘ 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 3/10 Moderate 8 d/yr ≥91°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,133
• − Mortgage interest: −$2,885
• − Property taxes: −$617
• − Insurance: −$258
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$1,498
• Taxable income: $8,294
• Est. tax owed @ 24.0%: −$1,991
• After-tax cash flow: $6,639/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: Keystone Central SD
• NCES district ID: 4212725
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 44% ▼ -10.00%
• Median HH income: $42,713
• Composite: 32.09/100
• National rank: #5810
• State rank: #384 of 539 in PA

Livability — Farwell

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

Census & demographics

• Census place: Farwell, PA
• Population (ZIP): 2,460

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 39,048 people
• By 2030: 38,812 · -0.6%
• By 2040: 38,011 · -2.7%
• By 2050: 36,931 · -5.4%
• By 2075: 34,077 · -12.7%
• By 2100: 29,683 · -24.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Italian 2% Russian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Clinton

• 2024 margin: Solid R (+40.9) · D 29.1% · R 70.0%
• 2008→2024 swing: -38.1pp toward R · 2008: -2.8pp · 2024: -40.9pp
• All cycles: 2024: R+40.9 2020: R+36.3 2016: R+34.8 2012: R+11.3 2008: R+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.16%
• Current HPI: 111.66
• 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

-28.4% since first listed

3 events — show timeline

• 2026-05-18 Price Changed $51,500 WBVAR
• 2026-03-06 Price Changed $58,500 WBVAR
• 2026-02-16 Listed $71,900 WBVAR

Property tax history

-3.6%/yr

Latest (2026): $617 · +1.1% YoY. Source: county tax records.