3462 Kearney Rd · Brockway, PA 15824

$59,700

3 bd · 1.0 ba · 592 sqft · Other public records · 37 Days on market

Built 1898

---

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
• Appreciation +5.4/10.0
• Schools +4.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This three bedroom home offers comfortable living at an affordable price. It has a large yard and is located close to town. The interior of the house is in good shape and the home was painted last year. In the kitchen there is a built in oven and a built in range top. There& apos; s a front porch to talk to the neighbors and a back porch for quiet morning coffee or tea. There& apos; s a sun porch that is perfect for plants or a study/office.

Key facts

• Sun porch
• Built in range top
• Front porch

Tags

• LARGE YARD
• BUILT IN OVEN
• BUILT IN RANGE TOP
• FRONT PORCH
• BACK PORCH
• SUN PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($925 rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#450 in PA, #4,128 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: health & safety D+, amenities F, commute F.
• Brockway Area SD (rural): math 50% / reading 64% proficiency, ranked #100 of 539 in PA (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 2 active listings in the ZIP; 41 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $862 of equity ($413 loan paydown + $449 appreciation (0.8% local appreciation)).
• Jefferson County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $34k; list at $60k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1898 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,909 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1898 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.55% ✓
• Cap rate: 12.16%
• Cash-on-cash: 20.94%
• DSCR: 1.93
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 1.89×
• Total profit: $14,814
• Equity at exit: $19,615

10-year hold

• IRR: 21.2%
• Equity multiple: 3.51×
• Total profit: $41,996
• Equity at exit: $25,484

Cash invested: $16,716 (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 15824

• Home prices YoY: 0.4%
• Active inventory: 2
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $925 medium
• Mortgage (P&I): −$313
• Tax from tax record: −$101 /mo · $1,217/yr
• Insurance: −$25
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $225

Break-even live

Break-even rent $640

Max offer price $59,700

Occupancy floor 71%

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: $14,925
• Closing costs: $1,791
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $59,700 Active 37 DOM
2. 2026-06-17
   days on market $59,700 Active 36 DOM
3. 2026-06-16
   days on market $59,700 Active 35 DOM
4. 2026-06-15
   days on market $59,700 Active 34 DOM
5. 2026-06-13
   days on market $59,700 Active 32 DOM
6. 2026-06-12
   days on market $59,700 Active 31 DOM
7. 2026-06-09
   days on market $59,700 Active 28 DOM
8. 2026-06-08
   days on market $59,700 Active 27 DOM
9. 2026-06-08
   days on market $59,700 Active 26 DOM
10. 2026-06-07
    days on market $59,700 Active 25 DOM
11. 2026-06-04
    days on market $59,700 Active 22 DOM
12. 2026-06-02
    days on market $59,700 Active 21 DOM
13. 2026-06-01
    days on market $59,700 Active 20 DOM
14. 2026-05-31
    days on market $59,700 Active 19 DOM
15. 2026-05-12
    listed $59,700 Active 431-char remark
16. 2006-08-25
    soldstatus $34,000

ⓘ 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: $1,217 · $101/mo
• Projected year-2 tax: $1,217 · $101/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 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 18 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: $11,105
• − Mortgage interest: −$3,344
• − Property taxes: −$1,217
• − Insurance: −$1,096
• − Repairs & maintenance: −$888
• − Management: −$888
• − Depreciation: −$1,737
• Taxable income: $1,934
• Est. tax owed @ 24.0%: −$464
• After-tax cash flow: $2,239/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: Brockway Area SD
• NCES district ID: 4204260
• Math proficiency: 50% ▼ -6.00%
• Reading proficiency: 64% ▼ -7.00%
• Median HH income: $45,538
• Composite: 48.11/100
• National rank: #2185
• State rank: #100 of 539 in PA

Livability — Brockway

• Score: 75/100
• State rank: #450
• US rank: #4128

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brockway, PA
• Population (ZIP): 4,954

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 42,134 people
• By 2030: 40,512 · -3.8%
• By 2040: 36,747 · -12.8%
• By 2050: 32,755 · -22.3%
• By 2075: 24,402 · -42.1%
• By 2100: 16,398 · -61.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 1%
• Common ancestry: Romanian 6% Serbian 2% Italian 2%
• Languages at home: 97% English-only · German/W. Germanic 3%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+58.5) · D 20.4% · R 78.8%
• 2008→2024 swing: -28.7pp toward R · 2008: -29.8pp · 2024: -58.5pp
• All cycles: 2024: R+58.5 2020: R+58.9 2016: R+59.8 2012: R+45.4 2008: R+29.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.75%
• Current HPI: 187.4562
• 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

+75.6% since first listed

2 events — show timeline

• 2026-05-12 Listed $59,700 FSBO.com
• 2006-08-25 Sold (Public Records) $34,000 Public Records

Property tax history

+2.1%/yr

Latest (2026): $1,217 · +2.7% YoY. Source: county tax records.