555 Clemens Rd · Watsontown, PA 17777

$110,000

4 bd · 2.0 ba · 2,028 sqft · Other · 36 Days on market

Built 1967 0.50 ac lot $54/sqft · 53% below area

---

Why this score? — see what drove the C+ 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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits in this classic older home offering generous space and endless potential. In need of updating, This property features a full basement and a versatile layout ideal for multi generational living. The upstairs apartment/mother-in-law suite provides private living quarters perfect for family quests, or supplemental income possibilities. Bring your vision and make this property shine. Home is being sold As/IS.

Key facts

• Versatile layout
• Full basement
• Upstairs apartment

Tags

• FULL BASEMENT
• VERSATILE LAYOUT
• UPSTAIRS APARTMENT
• PRIVATE LIVING QUARTERS

Property features AI

Finance

• Other: Approximately 0.5-acre lot; Zoned residential

Exterior

• Parking: Detached or attached garage with space for 1 vehicle
• Utilities: 100 Amp electrical service
• Home design: Single-family residential property
• Construction: Aluminum siding, block, and frame construction
• Exterior features: Porch; Storm doors

Interior

• Bedrooms: Two main-level bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Radiant heating; Ceiling fans for cooling
• Interior features: Basement with exterior entry and block construction

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#616 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• Warrior Run SD (rural): math 40% / reading 55% proficiency, ranked #229 of 539 in PA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 29 active listings in the ZIP; 81 units permitted in Northumberland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Northumberland County population projected at -11% 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 $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.25% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.78%
• DSCR: 1.52
• GRM: 6.7

CMA / ARV

• ARV (median comp): $236,057
• List price: $110,000
• Delta: -53.40%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,466
• Equity at exit: $16,401

10-year hold

• IRR: 10.9%
• Equity multiple: 1.85×
• Total profit: $26,218
• Equity at exit: $9,511

Cash invested: $30,800 (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 17777

• Home prices YoY: -28.3%
• Active inventory: 29
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,378 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$163 /mo · $1,962/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $302

Break-even live

Break-even rent $995

Max offer price $110,000

Occupancy floor 73%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $110,000 Active 36 DOM
2. 2026-06-18
   days on market $110,000 Active 35 DOM
3. 2026-06-17
   days on market $110,000 Active 34 DOM
4. 2026-06-16
   days on market $110,000 Active 33 DOM
5. 2026-06-16
   status $110,000 Active 32 DOM
6. 2026-06-15
   days on market $110,000 Active Under Contract 32 DOM
7. 2026-06-14
   days on market $110,000 Active Under Contract 30 DOM
8. 2026-06-12
   days on market $110,000 Active Under Contract 29 DOM
9. 2026-06-09
   days on market $110,000 Active Under Contract 26 DOM
10. 2026-06-08
    days on market $110,000 Active Under Contract 25 DOM
11. 2026-06-07
    days on market $110,000 Active Under Contract 24 DOM
12. 2026-06-03
    days on market $110,000 Active Under Contract 20 DOM
13. 2026-06-02
    days on market $110,000 Active Under Contract 19 DOM
14. 2026-06-01
    days on market $110,000 Active Under Contract 18 DOM
15. 2026-05-31
    days on market $110,000 Active Under Contract 17 DOM
16. 2026-05-30
    days on market $110,000 Active Under Contract 16 DOM
17. 2026-05-12
    listed $110,000 Active 427-char remark

ⓘ 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: $1,962 · $163/mo
• Projected year-2 tax: $1,962 · $163/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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,533
• − Mortgage interest: −$6,162
• − Property taxes: −$1,962
• − Insurance: −$550
• − Repairs & maintenance: −$1,323
• − Management: −$1,323
• − Depreciation: −$3,200
• Taxable income: $2,015
• Est. tax owed @ 24.0%: −$484
• After-tax cash flow: $3,144/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: Warrior Run SD
• NCES district ID: 4224870
• Math proficiency: 40% ▼ -17.00%
• Reading proficiency: 55% ▼ -8.00%
• Median HH income: $49,500
• Composite: 40.61/100
• National rank: #3694
• State rank: #229 of 539 in PA

Livability — Watsontown

• Score: 72/100
• State rank: #616
• US rank: #5916

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,801

Population outlook (Northumberland County) Hauer SSP2

• Today (2025): 90,896 people
• By 2030: 89,084 · -2.0%
• By 2040: 84,822 · -6.7%
• By 2050: 80,521 · -11.4%
• By 2075: 72,152 · -20.6%
• By 2100: 62,257 · -31.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Polish 7% Iranian 5% Romanian 3%
• Foreign-born: 1% · China
• Languages at home: 95% English-only · German/W. Germanic 4% Spanish 1%

Political lean MEDSL · Northumberland

• 2024 margin: Solid R (+39.9) · D 29.6% · R 69.5%
• 2008→2024 swing: -26.1pp toward R · 2008: -13.8pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+38.5 2016: R+43.6 2012: R+19.4 2008: R+13.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.09%
• Current HPI: 167.5594
• 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

3 events — show timeline

• 2026-06-15 Relisted — CSVBR
• 2026-05-19 Contingent — CSVBR
• 2026-05-12 Listed $110,000 CSVBR

Property tax history

+3.1%/yr

Latest (2026): $1,962 · +1.6% YoY. Source: county tax records.