384 Market St · Clarksville, PA 15322

$24,900

3 bd · 0.5 ba · 1,312 sqft · SingleFamily · 115 Days on market

Built 1900 Fair condition 0.26 ac lot $19/sqft · 73% below area ↓ 10% since listing

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +4.9/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Investor Alert! 3 bedroom, 2 bath single family with covered front porch, partially fenced in rear yard and eat-in kitchen. Being sold in as-is condition.

Key facts

• Covered front porch
• Eat-in kitchen
• 0.26 acre lot

Tags

• COVERED FRONT PORCH
• PARTIALLY FENCED IN REAR YARD
• EAT-IN KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/0.5-bath single-family listed at $25k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $730 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $23k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#1,163 in PA) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: crime C-, schools F, amenities F.
• Jefferson-Morgan SD (rural): math 25% / reading 47% proficiency, ranked #407 of 539 in PA (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 22 active listings in the ZIP; 30 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $126 of equity ($172 loan paydown + $-46 appreciation (-0.2% local appreciation)).
• Greene County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($23k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $22,659 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 4.59% ✓
• Cap rate: 41.49%
• Cash-on-cash: 125.70%
• DSCR: 6.59
• GRM: 1.8

CMA / ARV

• ARV (median comp): $92,836
• List price: $24,900
• Delta: -73.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 East St	0.20mi	3/1.0	1,250 (-5%)	7mo	$70,000	$56	75
26 Berry Ave	0.26mi	2/1.0 (-1)	1,260 (-4%)	6mo	$133,900	$106	69
2432 Sandy Plains Rd	0.24mi	3/1.0	1,274 (-3%)	21mo	$43,507	$34	65
5 Teegarden Homes	0.28mi	3/1.0	1,250 (-5%)	23mo	$17,500	$14	58
47 Clark St	0.38mi	3/2.0	1,244 (-5%)	16mo	$18,500	$15	54
77 Walnut St	0.34mi	3/3.0	1,152 (-12%)	2mo	$200,000	$174	52
27 Berry Ave	0.26mi	3/1.0	1,440 (+10%)	21mo	$84,000	$58	52
19 Berry Ave	0.27mi	4/1.0 (+1)	1,440 (+10%)	21mo	$95,000	$66	47
18 Locust St	0.52mi	3/2.0	1,133 (-14%)	5mo	$94,500	$83	43
43 Clark St	0.36mi	3/2.0	1,116 (-15%)	15mo	$124,500	$112	40

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

Projected returns pro-forma

-0.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.54×
• Total profit: $45,587
• Equity at exit: $7,000

10-year hold

• IRR: —
• Equity multiple: 15.73×
• Total profit: $102,686
• Equity at exit: $8,232

Cash invested: $6,972 (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 15322

• Home prices YoY: -0.2%
• Active inventory: 22
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,142 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $374/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $730

Break-even live

Break-even rent $218

Max offer price $24,900

Occupancy floor 31%

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $24,900 Active 115 DOM
2. 2026-06-17
   days on market $24,900 Active 114 DOM
3. 2026-06-16
   days on market $24,900 Active 113 DOM
4. 2026-06-15
   days on market $24,900 Active 112 DOM
5. 2026-06-13
   days on market $24,900 Active 110 DOM
6. 2026-06-12
   days on market $24,900 Active 109 DOM
7. 2026-06-09
   days on market $24,900 Active 106 DOM
8. 2026-06-08
   days on market $24,900 Active 105 DOM
9. 2026-06-08
   days on market $24,900 Active 104 DOM
10. 2026-06-07
    days on market $24,900 Active 103 DOM
11. 2026-06-04
    days on market $24,900 Active 100 DOM
12. 2026-06-02
    days on market $24,900 Active 99 DOM
13. 2026-06-01
    price $24,900 Active 98 DOM
14. 2026-06-01
    days on market $26,900 Active 98 DOM
15. 2026-05-31
    days on market $26,900 Active 97 DOM
16. 2026-05-08
    price $26,900 155-char remark

    Show marketing remark (155 chars)

    Investor Alert! 3 bedroom, 2 bath single family with covered front porch, partially fenced in rear yard and eat-in kitchen. Being sold in as-is condition.

17. 2026-04-06
    price $27,900 155-char remark

    Show marketing remark (155 chars)

    Investor Alert! 3 bedroom, 2 bath single family with covered front porch, partially fenced in rear yard and eat-in kitchen. Being sold in as-is condition.

18. 2026-02-23
    listed $29,900 Active 155-char remark

    Show marketing remark (155 chars)

    Investor Alert! 3 bedroom, 2 bath single family with covered front porch, partially fenced in rear yard and eat-in kitchen. Being sold in as-is condition.

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 19 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: $13,707
• − Mortgage interest: −$1,395
• − Property taxes: −$374
• − Insurance: −$124
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − Depreciation: −$724
• Taxable income: $8,897
• Est. tax owed @ 24.0%: −$2,135
• After-tax cash flow: $6,629/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This property requires significant repairs and maintenance, including structural repairs, painting, and landscaping. While it has potential, it needs a moderate renovation to become move-in ready.

Repairs flagged

• Major Exposed ceiling — Structural damage
• Major Worn fixtures — Aesthetic and functional issues
• Major Overgrown vegetation — Safety hazard
• Major Worn siding — Structural integrity

Value-add opportunities

• Both Paint — Enhances curb appeal and interior aesthetics
• Both Flooring — Improves living space and reduces maintenance
• Both Landscaping — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed ceiling · Structural damage	Major	$15,000–50,000
Worn fixtures · Aesthetic and functional issues	Major	$15,000–50,000
Overgrown vegetation · Safety hazard	Major	$15,000–50,000
Worn siding · Structural integrity	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Paint — Enhances curb appeal and interior aesthetics ↑
• Both Flooring — Improves living space and reduces maintenance ↑
• Both Landscaping — Enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Jefferson-Morgan SD
• NCES district ID: 4212390
• Math proficiency: 25% ▼ -17.00%
• Reading proficiency: 47% ▼ -10.00%
• Median HH income: $46,767
• Composite: 30.78/100
• National rank: #6153
• State rank: #407 of 539 in PA

Livability — Clarksville

• Score: 65/100
• State rank: #1163
• US rank: #13443

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarksville, PA
• Population (ZIP): 1,656

Population outlook (Greene County) Hauer SSP2

• Today (2025): 34,975 people
• By 2030: 33,554 · -4.1%
• By 2040: 30,615 · -12.5%
• By 2050: 27,819 · -20.5%
• By 2075: 21,678 · -38.0%
• By 2100: 16,318 · -53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 10% Italian 3% Scotch-Irish 2%

Political lean MEDSL · Greene

• 2024 margin: Solid R (+44.8) · D 26.6% · R 71.5% · Other 1.9%
• 2008→2024 swing: -44.4pp toward R · 2008: -0.4pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+43.4 2016: R+41.7 2012: R+17.6 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.19%
• Current HPI: 107.8618
• 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

-10.0% since first listed

3 events — show timeline

• 2026-05-08 Price Changed $26,900 West Penn MLS
• 2026-04-06 Price Changed $27,900 West Penn MLS
• 2026-02-23 Listed $29,900 West Penn MLS