230 Mountain St · St. Clairsville, PA 16664

$125,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 1 Days on market

Built 1910 0.69 ac lot

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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 +11.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• Schools +4.4/10.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks

2 bedroom, 1 bath home situated on a 0.69 acre lot. Features include a large kitchen, plus both a covered front and back porch--perfect for relaxing and enjoying the outdoor space.

Key facts

• Covered front porch
• Large kitchen
• Outdoor space

Tags

• LARGE KITCHEN
• COVERED FRONT PORCH
• COVERED BACK PORCH
• OUTDOOR SPACE

Property features AI

Exterior

• Utilities: Public water
• Home design: Single-family residence; Two levels
• Construction: Vinyl siding; Shingle roof
• Exterior features: Porch; Sloped lot

Interior

• Kitchen: Dishwasher; Range
• Flooring: Vinyl; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (oil)
• Interior features: Eat-in kitchen; Has basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-33 ($-395/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $92k (26.3% below list).
• Recommended offer: $92k (26.3% 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.
• Northern Bedford County SD (rural): math 37% / reading 67% proficiency, ranked #154 of 539 in PA (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Northern Bedford Co El Sch (math 37% / reading 62%, grade D, #654 of 1,518 statewide, top 47%, 445 students, 50% FRL); Northern Bedford County Ms (math 22% / reading 72%, grade D+, #163 of 512 statewide, top 33%, 182 students, 45% FRL); Northern Bedford County Hs (math 95%, 249 students, 41% FRL).
• Market conditions: 5 active listings in the ZIP; 54 units permitted in Bedford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($864 loan paydown + $4k appreciation (3.4% local appreciation)).
• Bedford County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,133 (26.3% 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. Built in 1910 — 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. 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?
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: 0.74% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.13%
• DSCR: 0.95
• GRM: 11.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.7%
• Equity multiple: 1.45×
• Total profit: $15,775
• Equity at exit: $59,252

10-year hold

• IRR: 10.1%
• Equity multiple: 2.59×
• Total profit: $55,563
• Equity at exit: $93,757

Cash invested: $35,000 (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 16664

• Home prices YoY: 2.4%
• Active inventory: 5
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $921 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$53 /mo · $638/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $-33

Break-even live

Break-even rent $963

Max offer price $119,182

Occupancy floor 99%

Sensitivity live

Price	-10% $38	-5% $2	+0% $-33	+5% $-68	+10% $-104
Rent	-10% $-106	-5% $-69	+0% $-33	+5% $3	+10% $40
Rate	-1.0pp $30	-0.5pp $-1	base $-33	+0.5pp $-65	+1.0pp $-98

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-26
   listed $125,000 Active

ⓘ 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: $638 · $53/mo
• Projected year-2 tax: $1,307 · $109/mo
• Expected delta: +$668/yr (+$56/mo · 104.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,056
• − Mortgage interest: −$7,002
• − Property taxes: −$638
• − Insurance: −$625
• − Repairs & maintenance: −$884
• − Management: −$884
• − Depreciation: −$3,636
• Taxable loss: −$2,615
• Est. tax savings @ 24.0%: +$628
• After-tax cash flow: $232/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: Northern Bedford County SD
• NCES district ID: 4217580
• Math proficiency: 37% ▼ -12.00%
• Reading proficiency: 67% ▼ -13.00%
• Median HH income: $49,732
• Composite: 44.3/100
• National rank: #2832
• State rank: #154 of 539 in PA

Livability — St. Clairsville

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

Census & demographics

• Population (ZIP): 2,205

Population outlook (Bedford County) Hauer SSP2

• Today (2025): 45,395 people
• By 2030: 43,353 · -4.5%
• By 2040: 38,858 · -14.4%
• By 2050: 34,162 · -24.7%
• By 2075: 24,868 · -45.2%
• By 2100: 16,910 · -62.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Black 5% Two or more races 1%
• Common ancestry: Italian 1% Slovak 1% Romanian 1%
• Foreign-born: 0% · China
• Languages at home: 85% English-only · German/W. Germanic 14% Chinese 0%

Political lean MEDSL · Bedford

• 2024 margin: Solid R (+68.6) · D 15.4% · R 84.0%
• 2008→2024 swing: -23.8pp toward R · 2008: -44.8pp · 2024: -68.6pp
• All cycles: 2024: R+68.6 2020: R+67.7 2016: R+67.4 2012: R+54.9 2008: R+44.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.43%
• Current HPI: 144.2037
• 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

1 event — show timeline

• 2026-05-26 Listed $125,000 AHARMLS

Property tax history

+1.7%/yr

Latest (2026): $638 · +9.4% YoY. Source: county tax records.