74 N First Ave · Clarion, PA 16214

$49,900

3 bd · 2.0 ba · 1,052 sqft · SingleFamily · 15 Days on market

Built 1933 Fair condition 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Appreciation +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

This affordable 3-bedroom home is located close to downtown and the school. Nice features include the newer roof and newer windows and a brand new hot water tank. MOTIVATED SELLER. Don't overlook this one!

Key facts

• 0.36 acre lot
• Built 1933
• Listed 15 days

Property features AI

Finance

• Other: Zoning: C2; Lot size approximately 0.358 acres
• Financial info: Annual tax amount noted

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer; 100 amp electric service; Cable available
• Home design: Residential property; One and one-half story
• Construction: Aluminum siding; Foundation details: see remarks; Built (year not provided)
• Exterior features: Front porch; Metal roof; No additional structures

Interior

• Kitchen: Refrigerator
• Flooring: Laminate
• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Electric heating; No central air
• Interior features: Refrigerator included; Laminate flooring; No fireplace; Walk-out basement access; Total of 6 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#322 in PA, #2,856 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: commute F, employment F.
• 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.
• Market conditions: 28 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 25 units permitted in Clarion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.5%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Clarion County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.5% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1933 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,151 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1933 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.10% ✓
• Cap rate: 17.88%
• Cash-on-cash: 41.37%
• DSCR: 2.84
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $454,464
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
144 Liberty St & 149 Madison Rd	0.17mi	2/1.0 (-1)	1,100 (+5%)	19mo	$475,000	$432	60

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

Projected returns pro-forma

-2.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.8%
• Equity multiple: 2.70×
• Total profit: $23,724
• Equity at exit: $8,626

10-year hold

• IRR: 44.6%
• Equity multiple: 5.38×
• Total profit: $61,197
• Equity at exit: $6,380

Cash invested: $13,972 (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 16214

• Home prices YoY: -1.7%
• Active inventory: 28
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,046 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $482

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 49%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
650 Merle Rd Clarion, PA	2.0	1.0	860	$850	$0.99	43d	1	0.67mi
115 S 6th Ave Apt D Clarion, PA	4.0	1.0	920	$1,245	$1.35	43d	1	0.73mi

Listing history 12 events

1. 2026-06-18
   days on market $49,900 Active 15 DOM
2. 2026-06-17
   days on market $49,900 Active 14 DOM
3. 2026-06-16
   days on market $49,900 Active 13 DOM
4. 2026-06-15
   days on market $49,900 Active 12 DOM
5. 2026-06-13
   days on market $49,900 Active 10 DOM
6. 2026-06-12
   days on market $49,900 Active 9 DOM
7. 2026-06-09
   days on market $49,900 Active 6 DOM
8. 2026-06-08
   days on market $49,900 Active 5 DOM
9. 2026-06-08
   days on market $49,900 Active 4 DOM
10. 2026-06-07
    days on market $49,900 Active 3 DOM
11. 2026-06-04
    remarks 214-char remark
12. 2026-06-04
    listed $49,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 17 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: $12,555
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − Depreciation: −$1,452
• Taxable income: $5,301
• Est. tax owed @ 24.0%: −$1,272
• After-tax cash flow: $4,508/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This home has potential but requires moderate renovations to improve its condition and value. The kitchen and bathroom need updates, and the exterior could benefit from some landscaping and repairs.

Repairs flagged

• Moderate Kitchen cabinets — Outdated and in need of replacement
• Moderate Bathroom cabinets — Outdated and in need of replacement
• Minor Siding — Small section appears damaged

Value-add opportunities

• Resale New kitchen cabinets — Modernizing the kitchen will attract more buyers
• Resale New bathroom cabinets — Modernizing the bathroom will attract more buyers
• Both Landscaping — Improving curb appeal will attract more buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Outdated and in need of replacement	Moderate	$3,000–15,000
Bathroom cabinets · Outdated and in need of replacement	Moderate	$3,000–15,000
Siding · Small section appears damaged	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale New kitchen cabinets — Modernizing the kitchen will attract more buyers ↑
• Resale New bathroom cabinets — Modernizing the bathroom will attract more buyers ↑
• Both Landscaping — Improving curb appeal will attract more buyers and renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Clarion

• Score: 77/100
• State rank: #322
• US rank: #2856

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarion, PA
• Population (ZIP): 8,655

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 (89%)
• Race & ethnicity: White 89% Black 6% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Slovak 3% Romanian 3% Italian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 97% English-only · Spanish 2% Chinese 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: ▼ -2.47%
• Current HPI: 141.3266
• 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

+42.6% since first listed

2 events — show timeline

• 2026-06-03 Listed $49,900 AVBREALTORS
• 2020-07-31 Sold (MLS) $35,000 AVBREALTORS