420 Grant St · East Brady, PA 16028

$144,900

3 bd · 2.0 ba · 576 sqft · SingleFamily public records · 18 Days on market

Built 1890 7,492 sqft lot $252/sqft · 103% above area Est $214k · 32% under

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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 +15.0/15.0
• Cash flow +6.4/30.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Appreciation +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.7/10.0

Listing remarks MLS

Welcome to 420 Grant Street, a charming and well-maintained 1,725 sq ft home located just moments from the Allegheny River. This inviting property features 3 bedrooms, 1 full bath, 2 half baths, a 2-stall detached garage, and an additional storage shed, offering both comfort and convenience. A covered front porch leads into a bright living and dining area filled with natural light. The main level includes a convenient half bath and an eat-in kitchen equipped with stainless steel appliances and ample cabinet space. Adjacent to the kitchen, the mudroom provides extra storage and leads to a covered side porch, perfect for everyday entry. The walk-out basement offers valuable flexibility with storage areas and a dedicated laundry space. Major updates include a metal roof, furnace, flooring, interior paint, pedestal sink in half bath, new shower walls, and replaced basement drains. An American Home Shield warranty is included for added peace of mind. This home combines comfort, functionality, and a prime location near the river. Come see for yourself!

Key facts

• Covered front porch
• Eat-in kitchen
• 7,492 sq ft lot

Tags

• COVERED FRONT PORCH
• DEDICATED DINING AREA
• EAT-IN KITCHEN
• STAINLESS STEEL APPLIANCES
• ABUNDANT CABINET STORAGE
• HIGHLY FUNCTIONAL MUDROOM

Property features AI

Exterior

• Parking: Detached garage; Total 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: 2-story home; Metal roof; Brick and vinyl siding; Home warranty included
• Construction: Built with brick and vinyl siding; Metal roof; Unfinished basement (walk-out)
• Exterior features: Unfinished basement with walk-out access; Lot approximately 0.172 acres; Resale condition

Interior

• Kitchen: Cooktop; Stove; Dishwasher; Refrigerator; Some electric appliances
• Bedrooms: Upper-level bedroom (13 x 8); Upper-level bedroom (14 x 13); Upper-level bedroom (14 x 13)
• Flooring: Hardwood flooring; Vinyl flooring
• Bathrooms: 1 full bathroom; 2 half bathrooms
• Heating & cooling: Gas baseboard heating
• Interior features: Window treatments throughout; Decorative fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-254 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $108k (25.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (34.7% below list).
• Recommended offer: $95k (34.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#1,240 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: amenities F, commute F, employment D-.
• Karns City Area SD (rural): math 33% / reading 51% proficiency, ranked #322 of 539 in PA (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sugarcreek El Sch (math 32% / reading 62%, grade D-, #737 of 1,518 statewide, top 52%, 196 students, 33% FRL); Karns City Hs (math 38% / reading 46%, grade F, #232 of 437 statewide, top 57%, 607 students, 27% FRL) — zoned schools at 30% FRL track the district average.
• Market conditions: 10 active listings in the ZIP; 25 units permitted in Clarion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,646 (34.7% 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 1890 — 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 F-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: 0.65% ✗
• Cap rate: 4.19%
• Cash-on-cash: -7.50%
• DSCR: 0.67
• GRM: 12.8

CMA / ARV

• ARV (median comp): $214,225
• List price: $144,900
• Delta: -30.03%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -29.4%
• Equity multiple: 0.02×
• Total profit: $-39,622
• Equity at exit: $21,605

10-year hold

• IRR: -29.9%
• Equity multiple: -0.36×
• Total profit: $-55,248
• Equity at exit: $12,528

Cash invested: $40,572 (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 16028

• Home prices YoY: -1.9%
• Active inventory: 10
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $946 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,174/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $-254

Break-even live

Break-even rent $1,268

Max offer price $108,194

Occupancy floor —

Sensitivity live

Price	-10% $-154	-5% $-204	+0% $-254	+5% $-304	+10% $-354
Rent	-10% $-328	-5% $-291	+0% $-254	+5% $-216	+10% $-179
Rate	-1.0pp $-181	-0.5pp $-217	base $-254	+0.5pp $-291	+1.0pp $-329

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $144,900 Active 18 DOM
2. 2026-06-21
   days on market $144,900 Active 17 DOM
3. 2026-06-18
   days on market $144,900 Active 15 DOM
4. 2026-06-17
   days on market $144,900 Active 14 DOM
5. 2026-06-16
   days on market $144,900 Active 13 DOM
6. 2026-06-15
   days on market $144,900 Active 12 DOM
7. 2026-06-13
   days on market $144,900 Active 10 DOM
8. 2026-06-12
   days on market $144,900 Active 9 DOM
9. 2026-06-09
   days on market $144,900 Active 6 DOM
10. 2026-06-08
    days on market $144,900 Active 5 DOM
11. 2026-06-08
    days on market $144,900 Active 4 DOM
12. 2026-06-07
    days on market $144,900 Active 3 DOM
13. 2026-06-04
    pricedays on marketlisting id $144,900 Active 1 DOM
14. 2026-05-31
    days on market $149,900 Active 38 DOM

    Show marketing remark (1062 chars)

    Welcome to 420 Grant Street, a charming and well-maintained 1,725 sq ft home located just moments from the Allegheny River. This inviting property features 3 bedrooms, 1 full bath, 2 half baths, a 2-stall detached garage, and an additional storage shed, offering both comfort and convenience. A covered front porch leads into a bright living and dining area filled with natural light. The main level includes a convenient half bath and an eat-in kitchen equipped with stainless steel appliances and ample cabinet space. Adjacent to the kitchen, the mudroom provides extra storage and leads to a covered side porch, perfect for everyday entry. The walk-out basement offers valuable flexibility with storage areas and a dedicated laundry space. Major updates include a metal roof, furnace, flooring, interior paint, pedestal sink in half bath, new shower walls, and replaced basement drains. An American Home Shield warranty is included for added peace of mind. This home combines comfort, functionality, and a prime location near the river. Come see for yourself!

15. 2026-04-23
    listed $149,900 Active 1062-char remark

    Show marketing remark (1452 chars)

    This 1,725 square foot home sits perfectly on a quiet lot just minutes from the Allegheny River, offering that small-town feeling with room to breathe. Step onto the covered front porch and you immediately sense the care put into this place. Inside, hardwood flooring anchors the dining room while updated finishes and fresh paint flow throughout, creating a clean, move-in-ready feel. Natural light fills the living and dining rooms, making the space feel open and inviting. The kitchen is the heart of it with stainless steel appliances, generous cabinet storage, and that natural light streaming in make this a functional space where you'll actually want to cook and gather. A mudroom off the kitchen with ample closet space and a door to the covered porch gives you that transition every home needs. Three bedrooms and one and a half bathrooms are well-sized for a family or for flexibility. The basement is ready for you; there's a washer/dryer area, new drain system, and a shower and toilet already roughed in, which means finishing an additional bathroom is totally doable down the line if you want it. Plus there's storage space for all the stuff life brings. Outside, you've got a detached two-stall garage for off-street parking and a separate shed for lawn equipment or projects. The roof and furnace are both young (four years old), and an American Home Shield warranty comes with the sale, which means peace of mind right out of the gate.

16. 2026-04-23
    historical Expired 1452-char remark

    Show marketing remark (1452 chars)

    This 1,725 square foot home sits perfectly on a quiet lot just minutes from the Allegheny River, offering that small-town feeling with room to breathe. Step onto the covered front porch and you immediately sense the care put into this place. Inside, hardwood flooring anchors the dining room while updated finishes and fresh paint flow throughout, creating a clean, move-in-ready feel. Natural light fills the living and dining rooms, making the space feel open and inviting. The kitchen is the heart of it with stainless steel appliances, generous cabinet storage, and that natural light streaming in make this a functional space where you'll actually want to cook and gather. A mudroom off the kitchen with ample closet space and a door to the covered porch gives you that transition every home needs. Three bedrooms and one and a half bathrooms are well-sized for a family or for flexibility. The basement is ready for you; there's a washer/dryer area, new drain system, and a shower and toilet already roughed in, which means finishing an additional bathroom is totally doable down the line if you want it. Plus there's storage space for all the stuff life brings. Outside, you've got a detached two-stall garage for off-street parking and a separate shed for lawn equipment or projects. The roof and furnace are both young (four years old), and an American Home Shield warranty comes with the sale, which means peace of mind right out of the gate.

17. 2026-04-10
    price $155,000 1452-char remark

    Show marketing remark (1452 chars)

    This 1,725 square foot home sits perfectly on a quiet lot just minutes from the Allegheny River, offering that small-town feeling with room to breathe. Step onto the covered front porch and you immediately sense the care put into this place. Inside, hardwood flooring anchors the dining room while updated finishes and fresh paint flow throughout, creating a clean, move-in-ready feel. Natural light fills the living and dining rooms, making the space feel open and inviting. The kitchen is the heart of it with stainless steel appliances, generous cabinet storage, and that natural light streaming in make this a functional space where you'll actually want to cook and gather. A mudroom off the kitchen with ample closet space and a door to the covered porch gives you that transition every home needs. Three bedrooms and one and a half bathrooms are well-sized for a family or for flexibility. The basement is ready for you; there's a washer/dryer area, new drain system, and a shower and toilet already roughed in, which means finishing an additional bathroom is totally doable down the line if you want it. Plus there's storage space for all the stuff life brings. Outside, you've got a detached two-stall garage for off-street parking and a separate shed for lawn equipment or projects. The roof and furnace are both young (four years old), and an American Home Shield warranty comes with the sale, which means peace of mind right out of the gate.

18. 2026-03-29
    status Active 1452-char remark

    Show marketing remark (1452 chars)

    This 1,725 square foot home sits perfectly on a quiet lot just minutes from the Allegheny River, offering that small-town feeling with room to breathe. Step onto the covered front porch and you immediately sense the care put into this place. Inside, hardwood flooring anchors the dining room while updated finishes and fresh paint flow throughout, creating a clean, move-in-ready feel. Natural light fills the living and dining rooms, making the space feel open and inviting. The kitchen is the heart of it with stainless steel appliances, generous cabinet storage, and that natural light streaming in make this a functional space where you'll actually want to cook and gather. A mudroom off the kitchen with ample closet space and a door to the covered porch gives you that transition every home needs. Three bedrooms and one and a half bathrooms are well-sized for a family or for flexibility. The basement is ready for you; there's a washer/dryer area, new drain system, and a shower and toilet already roughed in, which means finishing an additional bathroom is totally doable down the line if you want it. Plus there's storage space for all the stuff life brings. Outside, you've got a detached two-stall garage for off-street parking and a separate shed for lawn equipment or projects. The roof and furnace are both young (four years old), and an American Home Shield warranty comes with the sale, which means peace of mind right out of the gate.

19. 2026-03-29
    price $164,500 1452-char remark

    Show marketing remark (1452 chars)

    This 1,725 square foot home sits perfectly on a quiet lot just minutes from the Allegheny River, offering that small-town feeling with room to breathe. Step onto the covered front porch and you immediately sense the care put into this place. Inside, hardwood flooring anchors the dining room while updated finishes and fresh paint flow throughout, creating a clean, move-in-ready feel. Natural light fills the living and dining rooms, making the space feel open and inviting. The kitchen is the heart of it with stainless steel appliances, generous cabinet storage, and that natural light streaming in make this a functional space where you'll actually want to cook and gather. A mudroom off the kitchen with ample closet space and a door to the covered porch gives you that transition every home needs. Three bedrooms and one and a half bathrooms are well-sized for a family or for flexibility. The basement is ready for you; there's a washer/dryer area, new drain system, and a shower and toilet already roughed in, which means finishing an additional bathroom is totally doable down the line if you want it. Plus there's storage space for all the stuff life brings. Outside, you've got a detached two-stall garage for off-street parking and a separate shed for lawn equipment or projects. The roof and furnace are both young (four years old), and an American Home Shield warranty comes with the sale, which means peace of mind right out of the gate.

20. 2026-01-03
    price $175,000 1452-char remark

    Show marketing remark (1452 chars)

    This 1,725 square foot home sits perfectly on a quiet lot just minutes from the Allegheny River, offering that small-town feeling with room to breathe. Step onto the covered front porch and you immediately sense the care put into this place. Inside, hardwood flooring anchors the dining room while updated finishes and fresh paint flow throughout, creating a clean, move-in-ready feel. Natural light fills the living and dining rooms, making the space feel open and inviting. The kitchen is the heart of it with stainless steel appliances, generous cabinet storage, and that natural light streaming in make this a functional space where you'll actually want to cook and gather. A mudroom off the kitchen with ample closet space and a door to the covered porch gives you that transition every home needs. Three bedrooms and one and a half bathrooms are well-sized for a family or for flexibility. The basement is ready for you; there's a washer/dryer area, new drain system, and a shower and toilet already roughed in, which means finishing an additional bathroom is totally doable down the line if you want it. Plus there's storage space for all the stuff life brings. Outside, you've got a detached two-stall garage for off-street parking and a separate shed for lawn equipment or projects. The roof and furnace are both young (four years old), and an American Home Shield warranty comes with the sale, which means peace of mind right out of the gate.

21. 2025-11-26
    listed $180,000 Active 1452-char remark

    Show marketing remark (1452 chars)

    This 1,725 square foot home sits perfectly on a quiet lot just minutes from the Allegheny River, offering that small-town feeling with room to breathe. Step onto the covered front porch and you immediately sense the care put into this place. Inside, hardwood flooring anchors the dining room while updated finishes and fresh paint flow throughout, creating a clean, move-in-ready feel. Natural light fills the living and dining rooms, making the space feel open and inviting. The kitchen is the heart of it with stainless steel appliances, generous cabinet storage, and that natural light streaming in make this a functional space where you'll actually want to cook and gather. A mudroom off the kitchen with ample closet space and a door to the covered porch gives you that transition every home needs. Three bedrooms and one and a half bathrooms are well-sized for a family or for flexibility. The basement is ready for you; there's a washer/dryer area, new drain system, and a shower and toilet already roughed in, which means finishing an additional bathroom is totally doable down the line if you want it. Plus there's storage space for all the stuff life brings. Outside, you've got a detached two-stall garage for off-street parking and a separate shed for lawn equipment or projects. The roof and furnace are both young (four years old), and an American Home Shield warranty comes with the sale, which means peace of mind right out of the gate.

22. 2022-03-21
    soldstatus $136,600
23. 2022-01-17
    listed $135,900
24. 1999-07-15
    soldstatus $79,900
25. 1999-05-20
    listed $79,900

ⓘ 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 3/10 Moderate 8 d/yr ≥98°F today · 19 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: $11,358
• − Mortgage interest: −$8,117
• − Property taxes: −$2,174
• − Insurance: −$724
• − Repairs & maintenance: −$909
• − Management: −$909
• − Depreciation: −$4,215
• Taxable loss: −$5,690
• Est. tax savings @ 24.0%: +$1,366
• After-tax cash flow: $-1,679/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: Karns City Area SD
• NCES district ID: 4209600
• Math proficiency: 33% ▼ -14.00%
• Reading proficiency: 51% ▼ -17.00%
• Median HH income: $48,988
• Composite: 35.99/100
• National rank: #4792
• State rank: #322 of 539 in PA

Livability — East Brady

• Score: 64/100
• State rank: #1240
• US rank: #14847

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Brady, PA
• Population (ZIP): 2,053

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 (92%)
• Race & ethnicity: White 92% Two or more races 7%
• Common ancestry: Serbian 3% Lithuanian 2% Romanian 2%
• Foreign-born: 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: ▼ -4.47%
• Current HPI: 231.9446
• 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

+81.4% since first listed

13 events — show timeline

• 2026-06-02 Listed $144,900 West Penn MLS
• 2026-05-31 Delisted — West Penn MLS
• 2026-04-23 Delisted — West Penn MLS
• 2026-04-23 Listed $149,900 West Penn MLS
• 2026-04-10 Price Changed $155,000 West Penn MLS
• 2026-03-29 Relisted — West Penn MLS
• 2026-03-29 Price Changed $164,500 West Penn MLS
• 2026-01-03 Price Changed $175,000 West Penn MLS
• 2025-11-26 Listed $180,000 West Penn MLS
• 2022-03-21 Sold (MLS) $136,600 West Penn MLS
• 2022-01-17 Listed $135,900 West Penn MLS
• 1999-07-15 Sold (MLS) $79,900 West Penn MLS
• 1999-05-20 Listed $79,900 West Penn MLS

Property tax history

+19.8%/yr

Latest (2026): $7,796 · +657.7% YoY. Source: county tax records.