116 Stone St · Osceola Mills, PA 16666

$80,000

3 bd · 1.0 ba · 1,800 sqft · Other · 68 Days on market

Built 1800 0.29 ac lot $44/sqft · 44% below area Est $143k · 44% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.8/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity is knocking! This two-story home is ready for your vision and renovations, perfect for investors, flippers, or anyone looking to create serious value. With solid bones and tons of potential, this property is a blank canvas waiting to be transformed. But that’s not all… Income-Producing Bonus! The property also features a detached two-car garage with a 2 bedroom, 1 bath apartment above, already generating monthly rental income or ready to be leased for immediate cash flow. Great opportunity to live in one unit and rent the other, or maximize returns as a full investment property. Whether you're looking to expand your portfolio or take on your next project, this property offers incredible upside and multiple income streams. Buyer to verify square footage.

Key facts

• 0.29 acre lot
• 2 garage spots
• Built 1800

Tags

• DETACHED TWO CAR GARAGE
• 2 BEDROOM 1 BATH APARTMENT
• MONTHLY RENTAL INCOME
• INCOME PRODUCING BONUS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $492 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#1,099 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Philipsburg-Osceola Area SD (town): math 42% / reading 52% proficiency, ranked #258 of 539 in PA (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP; 99 units permitted in Clearfield County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($553 loan paydown + $1k appreciation (1.7% local appreciation)).
• Clearfield County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $35k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $80k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1800 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1800 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.69% ✓
• Cap rate: 13.67%
• Cash-on-cash: 26.35%
• DSCR: 2.17
• GRM: 4.9

CMA / ARV

• ARV (median comp): $142,769
• List price: $80,000
• Delta: -43.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

1.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.9%
• Equity multiple: 2.59×
• Total profit: $35,521
• Equity at exit: $30,146

10-year hold

• IRR: 31.7%
• Equity multiple: 5.01×
• Total profit: $89,803
• Equity at exit: $42,354

Cash invested: $22,400 (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 16666

• Home prices YoY: 1.4%
• Active inventory: 13
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,349 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$121 /mo · $1,456/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $492

Break-even live

Break-even rent $727

Max offer price $80,000

Occupancy floor 59%

Sensitivity live

Price	-10% $537	-5% $514	+0% $492	+5% $469	+10% $447
Rent	-10% $385	-5% $439	+0% $492	+5% $545	+10% $598
Rate	-1.0pp $532	-0.5pp $512	base $492	+0.5pp $471	+1.0pp $450

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $80,000 Active 68 DOM
2. 2026-06-18
   days on market $80,000 Active 66 DOM
3. 2026-06-17
   days on market $80,000 Active 65 DOM
4. 2026-06-17
   price $80,000 Active 64 DOM
5. 2026-06-16
   days on market $90,000 Active 64 DOM
6. 2026-06-15
   days on market $90,000 Active 63 DOM
7. 2026-06-13
   days on market $90,000 Active 61 DOM
8. 2026-06-12
   days on market $90,000 Active 60 DOM
9. 2026-06-09
   days on market $90,000 Active 57 DOM
10. 2026-06-08
    days on market $90,000 Active 56 DOM
11. 2026-06-08
    days on market $90,000 Active 55 DOM
12. 2026-06-07
    days on market $90,000 Active 54 DOM
13. 2026-06-04
    days on market $90,000 Active 51 DOM
14. 2026-06-02
    days on market $90,000 Active 50 DOM
15. 2026-06-01
    price $90,000 Active 49 DOM
16. 2026-06-01
    days on market $100,000 Active 49 DOM
17. 2026-05-31
    days on market $100,000 Active 48 DOM
18. 2026-05-09
    price $100,000 788-char remark

    Show marketing remark (788 chars)

    Opportunity is knocking! This two-story home is ready for your vision and renovations, perfect for investors, flippers, or anyone looking to create serious value. With solid bones and tons of potential, this property is a blank canvas waiting to be transformed. But that’s not all… Income-Producing Bonus! The property also features a detached two-car garage with a 2 bedroom, 1 bath apartment above, already generating monthly rental income or ready to be leased for immediate cash flow. Great opportunity to live in one unit and rent the other, or maximize returns as a full investment property. Whether you're looking to expand your portfolio or take on your next project, this property offers incredible upside and multiple income streams. Buyer to verify square footage.

19. 2026-04-13
    listed $115,000 Active 788-char remark

    Show marketing remark (788 chars)

    Opportunity is knocking! This two-story home is ready for your vision and renovations, perfect for investors, flippers, or anyone looking to create serious value. With solid bones and tons of potential, this property is a blank canvas waiting to be transformed. But that’s not all… Income-Producing Bonus! The property also features a detached two-car garage with a 2 bedroom, 1 bath apartment above, already generating monthly rental income or ready to be leased for immediate cash flow. Great opportunity to live in one unit and rent the other, or maximize returns as a full investment property. Whether you're looking to expand your portfolio or take on your next project, this property offers incredible upside and multiple income streams. Buyer to verify square footage.

20. 2020-02-20
    soldstatus $30,100 415-char remark

    Show marketing remark (415 chars)

    Located just on the outside of the main part of town, this affordable home sets on a nice lot, with plenty of space indoors and out. The main home is a 3 bedroom, with a nice front porch and rear patio. The large oversized garage has ample storage below, and an area upstairs that could be finished off for an apartment, or escape from the main home. Come take a look today before it is gone! Sold as is, where is.

21. 2020-01-15
    listed $27,900 415-char remark

    Show marketing remark (415 chars)

    Located just on the outside of the main part of town, this affordable home sets on a nice lot, with plenty of space indoors and out. The main home is a 3 bedroom, with a nice front porch and rear patio. The large oversized garage has ample storage below, and an area upstairs that could be finished off for an apartment, or escape from the main home. Come take a look today before it is gone! Sold as is, where is.

22. 2009-11-10
    soldstatus $34,000
23. 2009-11-05
    soldstatus $34,000
24. 2009-06-18
    listed $55,000

ⓘ 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: $1,456 · $121/mo
• Projected year-2 tax: $1,456 · $121/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°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: $16,193
• − Mortgage interest: −$4,481
• − Property taxes: −$1,456
• − Insurance: −$400
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − Depreciation: −$2,327
• Taxable income: $4,938
• Est. tax owed @ 24.0%: −$1,185
• After-tax cash flow: $4,717/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: Philipsburg-Osceola Area SD
• NCES district ID: 4219020
• Math proficiency: 42% ▼ -9.00%
• Reading proficiency: 52% ▼ -10.00%
• Median HH income: $40,645
• Composite: 39.37/100
• National rank: #3977
• State rank: #258 of 539 in PA

Livability — Osceola Mills

• Score: 65/100
• State rank: #1099
• US rank: #12436

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Osceola Mills, PA
• Population (ZIP): 2,774

Population outlook (Clearfield County) Hauer SSP2

• Today (2025): 79,658 people
• By 2030: 78,358 · -1.6%
• By 2040: 74,670 · -6.3%
• By 2050: 70,186 · -11.9%
• By 2075: 60,391 · -24.2%
• By 2100: 46,886 · -41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Romanian 11% Lithuanian 6% Scotch-Irish 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Clearfield

• 2024 margin: Solid R (+51.5) · D 23.9% · R 75.4%
• 2008→2024 swing: -39.4pp toward R · 2008: -12.1pp · 2024: -51.5pp
• All cycles: 2024: R+51.5 2020: R+49.5 2016: R+49.6 2012: R+28.9 2008: R+12.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.67%
• Current HPI: 125.5277
• 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

+81.8% since first listed

7 events — show timeline

• 2026-05-09 Price Changed $100,000 BRIGHT MLS
• 2026-04-13 Listed $115,000 BRIGHT MLS
• 2020-02-20 Sold (MLS) $30,100 BRIGHT MLS
• 2020-01-15 Listed $27,900 BRIGHT MLS
• 2009-11-10 Sold (MLS) $34,000 BRIGHT MLS
• 2009-11-05 Sold (Public Records) $34,000 Public Records
• 2009-06-18 Listed $55,000 BRIGHT MLS

Property tax history

+2.2%/yr

Latest (2026): $1,456 · +6.0% YoY. Source: county tax records.