42 Huckleberry Rdg · Monroe, PA 16255

$115,000

3 bd · 1.0 ba · 480 sqft · SingleFamily public records · 9 Days on market

Built 1910 0.25 ac 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 +7.9/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0

Listing remarks

Welcome home to this charming one-level ranch featuring 3 bedrooms, 1 bath, and an attached garage for added convenience. Cozy up by the wood burning fireplace on chilly evenings and enjoy comfortable living all on one floor. Nestled in a beautiful country setting, take in the beauty of the outdoors from the low maintenance Trex deck with attractive barn stone. This property offers the perfect balance of privacy and tranquility while remaining in the Clarion Area School District. Whether looking for a first home, downsizing or seeking a quiet retreat this inviting ranch has plenty to offer. Discover the potential this property holds. Schedule your showing today!

Key facts

• Barn stone
• Country setting
• 0.25 acre lot

Tags

• WOOD BURNING FIREPLACE
• LOW MAINTENANCE TREX DECK
• BARN STONE
• COUNTRY SETTING
• CLARION AREA SCHOOL DISTRICT
• PRIVACY AND TRANQUILITY

Property features AI

Exterior

• Parking: Attached garage with automatic garage door opener; 1 total parking space
• Utilities: Private well water; Septic tank
• Home design: Single-story; Resale property
• Construction: Vinyl siding; Composition roof
• Exterior features: Quarter-acre lot

Interior

• Kitchen: Cooktop; Dishwasher; Refrigerator
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Wall cooling unit(s)
• Interior features: Wood-burning fireplace; Laminate and tile flooring
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $-122 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $97k (15.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (26.0% below list).
• Recommended offer: $85k (26.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#1,161 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: amenities F, commute F, health & safety D-.
• Clarion Area SD (town): math 40% / reading 54% proficiency, ranked #261 of 539 in PA (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Clarion Area El Sch (math 40% / reading 57%, grade D, #718 of 1,518 statewide, top 48%, 421 students, 60% FRL); Clarion Area Jshs (math 37% / reading 52%, grade F, #196 of 437 statewide, top 47%, 328 students, 41% FRL) — zoned schools average 51% FRL vs 28% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 10 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 ($795 loan paydown + $3k appreciation (3.0% local appreciation)).
• Clarion County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $22k; list at $115k implies a 423% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,120 (26.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 0.74% ✗
• Cap rate: 5.02%
• Cash-on-cash: -4.56%
• DSCR: 0.80
• GRM: 11.3

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: 3.3%
• Equity multiple: 1.19×
• Total profit: $6,077
• Equity at exit: $51,709

10-year hold

• IRR: 6.6%
• Equity multiple: 2.01×
• Total profit: $32,587
• Equity at exit: $79,690

Cash invested: $32,200 (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 16255

• Active inventory: 10
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $851 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $-122

Break-even live

Break-even rent $1,006

Max offer price $97,304

Occupancy floor —

Sensitivity live

Price	-10% $-43	-5% $-83	+0% $-122	+5% $-162	+10% $-202
Rent	-10% $-190	-5% $-156	+0% $-122	+5% $-89	+10% $-55
Rate	-1.0pp $-64	-0.5pp $-93	base $-122	+0.5pp $-152	+1.0pp $-182

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $115,000 Active 9 DOM
2. 2026-06-21
   days on market $115,000 Active 8 DOM
3. 2026-06-18
   days on market $115,000 Active 6 DOM
4. 2026-06-17
   days on market $115,000 Active 5 DOM
5. 2026-06-16
   days on market $115,000 Active 4 DOM
6. 2026-06-15
   days on market $115,000 Active 3 DOM
7. 2026-06-12
   remarks 670-char remark
8. 2026-06-12
   listed $115,000 Active 1 DOM

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,214
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$817
• − Management: −$817
• − Depreciation: −$3,345
• Taxable loss: −$3,507
• Est. tax savings @ 24.0%: +$842
• After-tax cash flow: $-626/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: Clarion Area SD
• NCES district ID: 4206060
• Math proficiency: 40% ▼ -8.00%
• Reading proficiency: 54% ▼ -11.00%
• Median HH income: $39,136
• Composite: 39.21/100
• National rank: #4017
• State rank: #261 of 539 in PA

Livability — Monroe

• Score: 65/100
• State rank: #1161
• US rank: #13436

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,956

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 (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Iranian 4% Slovak 2% Serbian 1%
• Foreign-born: 0%
• Languages at home: 89% English-only · German/W. Germanic 10% Spanish 1%

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: —
• Current HPI: —
• 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

+422.7% since first listed

2 events — show timeline

• 2026-06-10 Listed $115,000 West Penn MLS
• 1977-06-01 Sold (Public Records) $22,000 Public Records

Property tax history

+29.3%/yr

Latest (2026): $16,670 · +775.4% YoY. Source: county tax records.