83 School House Rd · Clinton, PA 17752

$139,500

1 bd · 1.0 ba · 844 sqft · SingleFamily public records · 31 Days on market

Built 2000 9,583 sqft lot $165/sqft · at area comps Est $143k · at est.

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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).

• ARV discount +8.6/15.0
• Appreciation +6.9/10.0
• Cash flow +6.0/30.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.4/10.0

Listing remarks MLS

Nice 2-bedroom, 1 bath home, eat-in-kitchen and family room directly across from Montgomery High School. Currently used as an investment property but would also make a nice starter home. The home has central air, economical gas heat and a full basement. Owner is in the process of finishing the basement to include a half-bathroom and possible bedroom/family room. The home is tenant occupied.

Key facts

• Eat-in-kitchen
• Economical gas heat
• Full basement

Tags

• EAT-IN-KITCHEN
• CENTRAL AIR
• ECONOMICAL GAS HEAT
• FULL BASEMENT
• HALF-BATHROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-266 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $92k (33.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $88k (37.0% below list).
• Recommended offer: $88k (37.0% below list) — sets the bar for 1% rule.
• Cap rate 4.0% vs local median 1.8% in Clinton — 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 73/100 on livability (#556 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Montgomery Area SD (town): math 46% / reading 54% proficiency, ranked #180 of 539 in PA (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Montgomery El Sch (math 47% / reading 58%, grade C-, #578 of 1,518 statewide, top 38%, 523 students, 48% FRL); Montgomery Jshs (math 42% / reading 47%, grade F, #196 of 437 statewide, top 47%, 417 students, 53% FRL) — zoned schools average 50% FRL vs 31% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 20 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 73 units permitted in Lycoming County in 2024 (15 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($964 loan paydown + $5k appreciation (3.8% local appreciation)).
• Lycoming County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $85k; list at $140k implies a 64% gain — meaningful room to come down on a strong offer.

Recommended offer $87,914 (37.0% 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. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.63% ✗
• Cap rate: 4.00%
• Cash-on-cash: -8.17%
• DSCR: 0.64
• GRM: 13.2

CMA / ARV

• ARV (median comp): $143,091
• List price: $139,500
• Delta: -2.51%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Projected returns pro-forma

3.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.6%
• Equity multiple: 1.16×
• Total profit: $6,080
• Equity at exit: $69,332

10-year hold

• IRR: 5.8%
• Equity multiple: 1.97×
• Total profit: $38,015
• Equity at exit: $112,297

Cash invested: $39,060 (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 17752

• Home prices YoY: 1.6%
• Active inventory: 20
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $879 medium
• Mortgage (P&I): −$732
• Tax from tax record: −$171 /mo · $2,051/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $-266

Break-even live

Break-even rent $1,216

Max offer price $92,498

Occupancy floor —

Sensitivity live

Price	-10% $-187	-5% $-227	+0% $-266	+5% $-306	+10% $-345
Rent	-10% $-336	-5% $-301	+0% $-266	+5% $-231	+10% $-197
Rate	-1.0pp $-196	-0.5pp $-231	base $-266	+0.5pp $-302	+1.0pp $-339

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 S Main St Unit 2 Montgomery, PA	2.0	1.0	800	$865	$1.08	16d	1	0.44mi
114 W Houston Ave Montgomery, PA	1.0	1.0	748	$900	$1.20	25d	1	0.61mi

Listing history 4 events

1. 2026-05-12
   status Pending 393-char remark

   Show marketing remark (393 chars)

   Nice 2-bedroom, 1 bath home, eat-in-kitchen and family room directly across from Montgomery High School. Currently used as an investment property but would also make a nice starter home. The home has central air, economical gas heat and a full basement. Owner is in the process of finishing the basement to include a half-bathroom and possible bedroom/family room. The home is tenant occupied.

2. 2026-04-11
   listed $139,500 Active 393-char remark

   Show marketing remark (393 chars)

   Nice 2-bedroom, 1 bath home, eat-in-kitchen and family room directly across from Montgomery High School. Currently used as an investment property but would also make a nice starter home. The home has central air, economical gas heat and a full basement. Owner is in the process of finishing the basement to include a half-bathroom and possible bedroom/family room. The home is tenant occupied.

3. 2023-12-01
   soldstatus $85,000
4. 2001-01-04
   soldstatus $30,000

ⓘ 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: $2,051 · $171/mo
• Projected year-2 tax: $2,128 · $177/mo
• Expected delta: +$77/yr (+$6/mo · 3.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,550
• − Mortgage interest: −$7,814
• − Property taxes: −$2,051
• − Insurance: −$698
• − Repairs & maintenance: −$844
• − Management: −$844
• − Depreciation: −$4,058
• Taxable loss: −$5,759
• Est. tax savings @ 24.0%: +$1,382
• After-tax cash flow: $-1,811/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: Montgomery Area SD
• NCES district ID: 4215660
• Math proficiency: 46% ▼ -16.00%
• Reading proficiency: 54% ▼ -17.00%
• Median HH income: $49,345
• Composite: 42.69/100
• National rank: #3172
• State rank: #180 of 539 in PA

Livability — Clinton

• Score: 73/100
• State rank: #556
• US rank: #5185

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,867

Population outlook (Lycoming County) Hauer SSP2

• Today (2025): 114,164 people
• By 2030: 112,221 · -1.7%
• By 2040: 107,613 · -5.7%
• By 2050: 102,950 · -9.8%
• By 2075: 92,987 · -18.5%
• By 2100: 80,924 · -29.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Iranian 2% Romanian 2% Lithuanian 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 93% English-only · German/W. Germanic 6% Spanish 1%

Political lean MEDSL · Lycoming

• 2024 margin: Solid R (+41.5) · D 28.8% · R 70.3%
• 2008→2024 swing: -17.3pp toward R · 2008: -24.2pp · 2024: -41.5pp
• All cycles: 2024: R+41.5 2020: R+41.3 2016: R+44.8 2012: R+33.3 2008: R+24.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.83%
• Current HPI: 241.8799
• 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

+365.0% since first listed

4 events — show timeline

• 2026-05-12 Pending — WBVAR
• 2026-04-11 Listed $139,500 WBVAR
• 2023-12-01 Sold (Public Records) $85,000 Public Records
• 2001-01-04 Sold (Public Records) $30,000 Public Records

Property tax history

+2.9%/yr

Latest (2026): $2,051 · +5.0% YoY. Source: county tax records.