137 Firehouse Rd · Salona, PA 17751

$159,000

3 bd · 1.5 ba · 1,248 sqft · SingleFamily public records · 47 Days on market

Built 1975 0.54 ac lot $127/sqft · at area comps Est $165k · at est. · waterfront ↓ 6% since listing

---

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).

• Cash flow +10.3/30.0
• ARV discount +9.2/15.0
• Schools +3.2/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated doublewide offering newer kitchen with island, 2-sinks, slow closing drawers, new windows and walk-in shower. Please verify all room sizes. All inclusions are being offered as-is.

Key facts

• Newer kitchen
• Walk-in shower
• Island

Tags

• NEWER KITCHEN
• ISLAND
• WALK-IN SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (28.8% below list).
• Recommended offer: $113k (28.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Keystone Central SD (town): math 32% / reading 44% proficiency, ranked #384 of 539 in PA (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 31 active listings in the ZIP; 44 units permitted in Clinton 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 $5k of value loss. Plan a longer hold.
• Clinton County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $113,155 (28.8% 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 47 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 0.71% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.36%
• DSCR: 0.90
• GRM: 11.7

CMA / ARV

• ARV (median comp): $165,154
• List price: $159,000
• Delta: -3.73%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
519 Long Run Rd	0.09mi	2/1.5 (-1)	1,224 (-2%)	22mo	$140,000	$114	69

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -20.3%
• Equity multiple: 0.30×
• Total profit: $-31,385
• Equity at exit: $23,707

10-year hold

• IRR: -13.4%
• Equity multiple: 0.22×
• Total profit: $-34,720
• Equity at exit: $13,747

Cash invested: $44,520 (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 17751

• Home prices YoY: -18.1%
• Active inventory: 31
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,132 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$81 /mo · $975/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $-87

Break-even live

Break-even rent $1,242

Max offer price $143,564

Occupancy floor —

Sensitivity live

Price	-10% $3	-5% $-42	+0% $-87	+5% $-132	+10% $-177
Rent	-10% $-177	-5% $-132	+0% $-87	+5% $-43	+10% $2
Rate	-1.0pp $-7	-0.5pp $-47	base $-87	+0.5pp $-129	+1.0pp $-170

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-04
   statusdays on market $159,000 Pending 47 DOM
2. 2026-06-02
   days on market $159,000 Active 46 DOM
3. 2026-06-01
   days on market $159,000 Active 45 DOM
4. 2026-05-31
   days on market $159,000 Active 44 DOM
5. 2026-05-31
   days on market $159,000 Active 43 DOM
6. 2026-05-13
   price $159,000 187-char remark

   Show marketing remark (187 chars)

   Updated doublewide offering newer kitchen with island, 2-sinks, slow closing drawers, new windows and walk-in shower. Please verify all room sizes. All inclusions are being offered as-is.

7. 2026-05-06
   price $159,000 187-char remark

   Show marketing remark (187 chars)

   Updated doublewide offering newer kitchen with island, 2-sinks, slow closing drawers, new windows and walk-in shower. Please verify all room sizes. All inclusions are being offered as-is.

8. 2026-04-17
   listed $169,000 Active 187-char remark

   Show marketing remark (187 chars)

   Updated doublewide offering newer kitchen with island, 2-sinks, slow closing drawers, new windows and walk-in shower. Please verify all room sizes. All inclusions are being offered as-is.

9. 2026-04-13
   listed $169,000 Active 187-char remark

   Show marketing remark (187 chars)

   Updated doublewide offering newer kitchen with island, 2-sinks, slow closing drawers, new windows and walk-in shower. Please verify all room sizes. All inclusions are being offered 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: $975 · $81/mo
• Projected year-2 tax: $1,744 · $145/mo
• Expected delta: +$769/yr (+$64/mo · 78.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,579
• − Mortgage interest: −$8,906
• − Property taxes: −$975
• − Insurance: −$795
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$4,625
• Taxable loss: −$3,896
• Est. tax savings @ 24.0%: +$935
• After-tax cash flow: $-114/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: Keystone Central SD
• NCES district ID: 4212725
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 44% ▼ -10.00%
• Median HH income: $42,713
• Composite: 32.09/100
• National rank: #5810
• State rank: #384 of 539 in PA

Livability — Salona

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Salona, PA
• Population (ZIP): 7,145

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 39,048 people
• By 2030: 38,812 · -0.6%
• By 2040: 38,011 · -2.7%
• By 2050: 36,931 · -5.4%
• By 2075: 34,077 · -12.7%
• By 2100: 29,683 · -24.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Iranian 3% Lithuanian 3% Polish 2%
• Foreign-born: 1%
• Languages at home: 92% English-only · German/W. Germanic 6%

Political lean MEDSL · Clinton

• 2024 margin: Solid R (+40.9) · D 29.1% · R 70.0%
• 2008→2024 swing: -38.1pp toward R · 2008: -2.8pp · 2024: -40.9pp
• All cycles: 2024: R+40.9 2020: R+36.3 2016: R+34.8 2012: R+11.3 2008: R+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -34.22%
• Current HPI: 154.7316
• 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

-5.9% since first listed

4 events — show timeline

• 2026-05-13 Price Changed $159,000 BRIGHT MLS
• 2026-05-06 Price Changed $159,000 WBVAR
• 2026-04-17 Listed $169,000 BRIGHT MLS
• 2026-04-13 Listed $169,000 WBVAR

Property tax history

+2.4%/yr

Latest (2026): $975 · +1.2% YoY. Source: county tax records.