10 6th St · Brookville, PA 15825

$116,500

1 bd · 1.0 ba · 693 sqft · SingleFamily public records · 39 Days on market

Built 1900

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Why this score? — see what drove the C- 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 +18.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Appreciation +5.6/10.0
• 1% rule +4.3/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Cozy 1 bed, 1 bath house Move in ready City water & amp; sewage Natural gas Low maintenance living Refreshed driveway Welcome to this beautifully updated 1-bedroom, 1-bath home located in the heart of Brookville! Perfect for first-time buyers, downsizers, or anyone seeking an investment property, this cozy home offers small-town charm. Step inside to find comfort and efficiency, making it truly move-in ready. Enjoy the convenience of city water and sewage, along with natural gas service for reliable and cost-effective utilities. Outside, the property is designed for very low maintenance, giving you more time to relax and enjoy your home without the hassle of extensive upkeep. Wheth

Key facts

• Refreshed driveway
• Sewage
• City water

Tags

• CITY WATER
• SEWAGE
• NATURAL GAS
• LOW MAINTENANCE LIVING
• REFRESHED DRIVEWAY
• APPLIANCES INCLUDED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $116k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (7.0% below list).
• Recommended offer: $108k (7.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#757 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety D+, amenities F, commute F.
• Brookville Area SD (town): math 36% / reading 49% proficiency, ranked #326 of 539 in PA (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 41 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($805 loan paydown + $1k appreciation (1.2% local appreciation)).
• Jefferson County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.2% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $85k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $108,364 (7.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.93% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.19%
• DSCR: 1.19
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.4%
• Equity multiple: 1.33×
• Total profit: $10,834
• Equity at exit: $41,291

10-year hold

• IRR: 10.4%
• Equity multiple: 2.30×
• Total profit: $42,333
• Equity at exit: $56,066

Cash invested: $32,620 (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 15825

• Home prices YoY: 0.8%
• Active inventory: 15
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,084 medium
• Mortgage (P&I): −$611
• Tax from tax record: −$83 /mo · $993/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $114

Break-even live

Break-even rent $940

Max offer price $116,500

Occupancy floor 84%

Sensitivity live

Price	-10% $180	-5% $147	+0% $114	+5% $81	+10% $48
Rent	-10% $28	-5% $71	+0% $114	+5% $157	+10% $199
Rate	-1.0pp $172	-0.5pp $143	base $114	+0.5pp $84	+1.0pp $53

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: $29,125
• Closing costs: $3,495
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $116,500 Active 39 DOM
2. 2026-06-18
   days on market $116,500 Active 37 DOM
3. 2026-06-17
   days on market $116,500 Active 36 DOM
4. 2026-06-16
   days on market $116,500 Active 35 DOM
5. 2026-06-15
   days on market $116,500 Active 34 DOM
6. 2026-06-13
   days on market $116,500 Active 32 DOM
7. 2026-06-12
   days on market $116,500 Active 31 DOM
8. 2026-06-09
   days on market $116,500 Active 28 DOM
9. 2026-06-08
   days on market $116,500 Active 27 DOM
10. 2026-06-08
    days on market $116,500 Active 26 DOM
11. 2026-06-07
    days on market $116,500 Active 25 DOM
12. 2026-06-04
    days on market $116,500 Active 22 DOM
13. 2026-06-02
    days on market $116,500 Active 21 DOM
14. 2026-06-01
    days on market $116,500 Active 20 DOM
15. 2026-05-31
    days on market $116,500 Active 19 DOM
16. 2026-05-13
    price $116,500 1009-char remark
17. 2026-05-12
    listed $126,500 Active 1009-char remark
18. 2023-05-08
    soldstatus $85,000
19. 2011-03-08
    soldstatus $5,000

ⓘ 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: $993 · $83/mo
• Projected year-2 tax: $1,417 · $118/mo
• Expected delta: +$424/yr (+$35/mo · 42.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,004
• − Mortgage interest: −$6,526
• − Property taxes: −$993
• − Insurance: −$582
• − Repairs & maintenance: −$1,040
• − Management: −$1,040
• − Depreciation: −$3,389
• Taxable loss: −$568
• Est. tax savings @ 24.0%: +$136
• After-tax cash flow: $1,502/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: Brookville Area SD
• NCES district ID: 4204320
• Math proficiency: 36% ▼ -10.00%
• Reading proficiency: 49% ▼ -14.00%
• Median HH income: $43,071
• Composite: 35.86/100
• National rank: #4818
• State rank: #326 of 539 in PA

Livability — Brookville

• Score: 70/100
• State rank: #757
• US rank: #7556

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brookville, PA
• Population (ZIP): 9,407

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 42,134 people
• By 2030: 40,512 · -3.8%
• By 2040: 36,747 · -12.8%
• By 2050: 32,755 · -22.3%
• By 2075: 24,402 · -42.1%
• By 2100: 16,398 · -61.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Serbian 3% Iranian 2%
• Foreign-born: 1% · China
• Languages at home: 97% English-only · German/W. Germanic 1% Chinese 1%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+58.5) · D 20.4% · R 78.8%
• 2008→2024 swing: -28.7pp toward R · 2008: -29.8pp · 2024: -58.5pp
• All cycles: 2024: R+58.5 2020: R+58.9 2016: R+59.8 2012: R+45.4 2008: R+29.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.25%
• Current HPI: 162.7597
• 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

+2230.0% since first listed

4 events — show timeline

• 2026-05-13 Price Changed $116,500 FSBO.com
• 2026-05-12 Listed $126,500 FSBO.com
• 2023-05-08 Sold (Public Records) $85,000 Public Records
• 2011-03-08 Sold (Public Records) $5,000 Public Records

Property tax history

+14.9%/yr

Latest (2026): $993 · +2.0% YoY. Source: county tax records.