23 River St · Bradford, PA 16701

$39,900

2 bd · 1.0 ba · 1,476 sqft · Other public records · 22 Days on market

Built 1900 9,148 sqft 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 +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated Seller. This cozy 2-bedroom, 1-bathroom home is located in a convenient location close to downtown and amenities. While the house needs some tender loving care (TLC), it has a solid structure with great potential. The property features a nice, solid deck that's perfect for outdoor entertaining. This home would be ideal for a first-time homebuyer looking to add their personal touch or an investor seeking a promising investment property. Property sold as is.

Key facts

• Covered front porch
• Eat in kitchen
• Side deck

Tags

• VIEW OF TUNUNGWANT CREEK
• WALKING DISTANCE OF DOWNTOWN
• COVERED FRONT PORCH
• SIDE DECK
• BACKYARD
• EAT IN KITCHEN

Property features AI

Exterior

• Parking: No garage; No driveway
• Utilities: Public water connected; Sewer connected; Electric service (standard)
• Home design: Two-story single-family residence; Resale property
• Construction: Wood siding exterior; Shingle roof; Block and stone foundation; Built (existing)
• Exterior features: Irregular residential lot; City street frontage; Partial basement

Interior

• Kitchen: Kitchen with island; Eat-in layout; Gas oven; Gas range; Dishwasher; Refrigerator
• Bedrooms: Two bedrooms on the second floor (approx. 19.0 x 11.6 and 16.5 x 11.9)
• Flooring: Carpet; Laminate; Vinyl; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas heating; Wall furnace
• Interior features: Sliding doors; Ceiling fan(s); Entrance foyer; Eat-in kitchen; Separate/formal living room; Kitchen island; Living/dining room; Sliding glass door(s)
• Laundry & utility: Main-level laundry; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $40k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($868 rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.6% vs local median 4.3% in Bradford — 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 69/100 on livability (#814 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Bradford Area SD (town): math 41% / reading 60% proficiency, ranked #187 of 539 in PA (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 78 active listings in the ZIP; 29 units permitted in McKean County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $276 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• McKean County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $5k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $21k; list at $40k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,301 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.17% ✓
• Cap rate: 17.63%
• Cash-on-cash: 40.49%
• DSCR: 2.80
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 37.0%
• Equity multiple: 2.57×
• Total profit: $17,575
• Equity at exit: $5,949

10-year hold

• IRR: 43.6%
• Equity multiple: 5.15×
• Total profit: $46,352
• Equity at exit: $3,450

Cash invested: $11,172 (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 16701

• Home prices YoY: -17.9%
• Active inventory: 78
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $868 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$83 /mo · $991/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $377

Break-even live

Break-even rent $390

Max offer price $39,900

Occupancy floor 52%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-12
   status $39,900 Pending 22 DOM
2. 2026-06-09
   days on market $39,900 Active 22 DOM
3. 2026-06-08
   days on market $39,900 Active 21 DOM
4. 2026-06-08
   days on market $39,900 Active 20 DOM
5. 2026-06-07
   days on market $39,900 Active 19 DOM
6. 2026-06-04
   days on market $39,900 Active 16 DOM
7. 2026-06-02
   days on market $39,900 Active 15 DOM
8. 2026-06-01
   days on market $39,900 Active 14 DOM
9. 2026-05-31
   days on market $39,900 Active 13 DOM
10. 2026-05-31
    price $39,900 Active 12 DOM
11. 2026-05-16
    listed $44,900 Active
12. 2023-09-18
    soldstatus $21,000 Closed Sale or Rented 470-char remark

    Show marketing remark (470 chars)

    Motivated Seller. This cozy 2-bedroom, 1-bathroom home is located in a convenient location close to downtown and amenities. While the house needs some tender loving care (TLC), it has a solid structure with great potential. The property features a nice, solid deck that's perfect for outdoor entertaining. This home would be ideal for a first-time homebuyer looking to add their personal touch or an investor seeking a promising investment property. Property sold as is.

13. 2023-07-18
    status Under Contract- Do Not Show 470-char remark

    Show marketing remark (470 chars)

    Motivated Seller. This cozy 2-bedroom, 1-bathroom home is located in a convenient location close to downtown and amenities. While the house needs some tender loving care (TLC), it has a solid structure with great potential. The property features a nice, solid deck that's perfect for outdoor entertaining. This home would be ideal for a first-time homebuyer looking to add their personal touch or an investor seeking a promising investment property. Property sold as is.

14. 2023-06-25
    price $29,000 470-char remark

    Show marketing remark (470 chars)

    Motivated Seller. This cozy 2-bedroom, 1-bathroom home is located in a convenient location close to downtown and amenities. While the house needs some tender loving care (TLC), it has a solid structure with great potential. The property features a nice, solid deck that's perfect for outdoor entertaining. This home would be ideal for a first-time homebuyer looking to add their personal touch or an investor seeking a promising investment property. Property sold as is.

15. 2023-05-31
    price $32,000 470-char remark

    Show marketing remark (470 chars)

    Motivated Seller. This cozy 2-bedroom, 1-bathroom home is located in a convenient location close to downtown and amenities. While the house needs some tender loving care (TLC), it has a solid structure with great potential. The property features a nice, solid deck that's perfect for outdoor entertaining. This home would be ideal for a first-time homebuyer looking to add their personal touch or an investor seeking a promising investment property. Property sold as is.

16. 2023-05-11
    price $39,000 470-char remark

    Show marketing remark (470 chars)

    Motivated Seller. This cozy 2-bedroom, 1-bathroom home is located in a convenient location close to downtown and amenities. While the house needs some tender loving care (TLC), it has a solid structure with great potential. The property features a nice, solid deck that's perfect for outdoor entertaining. This home would be ideal for a first-time homebuyer looking to add their personal touch or an investor seeking a promising investment property. Property sold as is.

17. 2023-05-03
    listed $42,500 Active 470-char remark

    Show marketing remark (470 chars)

    Motivated Seller. This cozy 2-bedroom, 1-bathroom home is located in a convenient location close to downtown and amenities. While the house needs some tender loving care (TLC), it has a solid structure with great potential. The property features a nice, solid deck that's perfect for outdoor entertaining. This home would be ideal for a first-time homebuyer looking to add their personal touch or an investor seeking a promising investment property. Property sold as is.

ⓘ 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: $991 · $83/mo
• Projected year-2 tax: $991 · $83/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 6/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥90°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,411
• − Mortgage interest: −$2,235
• − Property taxes: −$991
• − Insurance: −$200
• − Repairs & maintenance: −$833
• − Management: −$833
• − Depreciation: −$1,161
• Taxable income: $4,159
• Est. tax owed @ 24.0%: −$998
• After-tax cash flow: $3,525/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: Bradford Area SD
• NCES district ID: 4204020
• Math proficiency: 41% ▼ -5.00%
• Reading proficiency: 60% ▼ -4.00%
• Median HH income: $41,477
• Composite: 42.31/100
• National rank: #3261
• State rank: #187 of 539 in PA

Livability — Bradford

• Score: 69/100
• State rank: #814
• US rank: #8325

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bradford, PA
• Population (ZIP): 16,584

Population outlook (McKean County) Hauer SSP2

• Today (2025): 40,518 people
• By 2030: 39,290 · -3.0%
• By 2040: 36,438 · -10.1%
• By 2050: 33,556 · -17.2%
• By 2075: 27,682 · -31.7%
• By 2100: 21,726 · -46.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 4% Slovak 2% Iranian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · McKean

• 2024 margin: Solid R (+47.2) · D 26.0% · R 73.2%
• 2008→2024 swing: -29.9pp toward R · 2008: -17.3pp · 2024: -47.2pp
• All cycles: 2024: R+47.2 2020: R+46.2 2016: R+47.2 2012: R+28.2 2008: R+17.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.54%
• Current HPI: 149.3686
• 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

+5.6% since first listed

7 events — show timeline

• 2026-05-16 Listed $44,900 UNYREIS
• 2023-09-18 Sold (MLS) $21,000 UNYREIS
• 2023-07-18 Pending — UNYREIS
• 2023-06-25 Price Changed $29,000 UNYREIS
• 2023-05-31 Price Changed $32,000 UNYREIS
• 2023-05-11 Price Changed $39,000 UNYREIS
• 2023-05-03 Listed $42,500 UNYREIS

Property tax history

+1.4%/yr

Latest (2025): $991 · +3.3% YoY. Source: county tax records.