500 Clark St · Hooversville, PA 15936

$35,000

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 99 Days on market

Built 1920 0.33 ac lot $24/sqft · 56% below area ↓ 12% since listing

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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
• Appreciation +8.8/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 3 bed/1 bath colonial home on a corner lot. Spacious rooms throughout. Extras include 2 covered porches, a shed, and a detached garage. Front yard is level and is great for entertaining and the rear yard is fenced.

Key facts

• Covered porches
• Fenced yard
• Corner lot

Tags

• CORNER LOT
• COVERED PORCHES
• DETACHED GARAGE
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $32k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#1,187 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• North Star SD (rural): math 38% / reading 60% proficiency, ranked #209 of 539 in PA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Star Central El Sch (math 62% / reading 72%, grade B+, #202 of 1,518 statewide, top 15%, 376 students, 100% FRL); North Star East Ms (math 20% / reading 56%, grade F, #283 of 512 statewide, top 57%, 271 students, 100% FRL); North Star Hs (math 67%, 340 students, 70% FRL) — zoned schools average 90% FRL vs 43% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 4 active listings in the ZIP; 78 units permitted in Somerset County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($242 loan paydown + $3k appreciation (7.5% local appreciation)).
• Somerset County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.5% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($32k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; flood insurance adds $460/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $31,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 3.50% ✓
• Cap rate: 30.18%
• Cash-on-cash: 85.30%
• DSCR: 4.80
• GRM: 2.4

CMA / ARV

• ARV (median comp): $80,073
• List price: $35,000
• Delta: -56.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
160 Church St	0.34mi	3/1.0	1,440 (0%)	7mo	$72,500	$50	78
330 Clark St	0.19mi	2/1.5 (-1)	1,388 (-4%)	2mo	$97,900	$71	77
898 Barn St	0.26mi	4/1.5 (+1)	1,288 (-11%)	11mo	$115,000	$89	54

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

Projected returns pro-forma

7.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.7%
• Equity multiple: 3.93×
• Total profit: $28,722
• Equity at exit: $25,461

10-year hold

• IRR: 38.8%
• Equity multiple: 8.43×
• Total profit: $72,801
• Equity at exit: $49,499

Cash invested: $9,800 (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 15936

• Home prices YoY: 5.6%
• Active inventory: 4
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,227 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$74 /mo · $892/yr
• Insurance: −$15
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $236

Break-even live

Break-even rent $928

Max offer price $35,000

Occupancy floor 76%

Sensitivity live

Price	-10% $256	-5% $246	+0% $236	+5% $226	+10% $216
Rent	-10% $139	-5% $188	+0% $236	+5% $285	+10% $333
Rate	-1.0pp $254	-0.5pp $245	base $236	+0.5pp $227	+1.0pp $218

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $35,000 Active 99 DOM
2. 2026-06-19
   days on market $35,000 Active 97 DOM
3. 2026-06-18
   days on market $35,000 Active 96 DOM
4. 2026-06-17
   days on market $35,000 Active 95 DOM
5. 2026-06-16
   days on market $35,000 Active 94 DOM
6. 2026-06-15
   days on market $35,000 Active 93 DOM
7. 2026-06-14
   days on market $35,000 Active 91 DOM
8. 2026-06-12
   days on market $35,000 Active 90 DOM
9. 2026-06-09
   days on market $35,000 Active 87 DOM
10. 2026-06-08
    days on market $35,000 Active 86 DOM
11. 2026-06-07
    days on market $35,000 Active 85 DOM
12. 2026-06-03
    days on market $35,000 Active 81 DOM
13. 2026-06-02
    days on market $35,000 Active 80 DOM
14. 2026-06-01
    days on market $35,000 Active 79 DOM
15. 2026-05-31
    days on market $35,000 Active 78 DOM
16. 2026-05-30
    days on market $35,000 Active 77 DOM
17. 2026-05-19
    price $35,000 219-char remark

    Show marketing remark (219 chars)

    This 3 bed/1 bath colonial home on a corner lot. Spacious rooms throughout. Extras include 2 covered porches, a shed, and a detached garage. Front yard is level and is great for entertaining and the rear yard is fenced.

18. 2026-05-16
    price $35,000 219-char remark

    Show marketing remark (219 chars)

    This 3 bed/1 bath colonial home on a corner lot. Spacious rooms throughout. Extras include 2 covered porches, a shed, and a detached garage. Front yard is level and is great for entertaining and the rear yard is fenced.

19. 2026-04-15
    price $40,000 219-char remark

    Show marketing remark (219 chars)

    This 3 bed/1 bath colonial home on a corner lot. Spacious rooms throughout. Extras include 2 covered porches, a shed, and a detached garage. Front yard is level and is great for entertaining and the rear yard is fenced.

20. 2026-04-15
    price $40,000 219-char remark

    Show marketing remark (219 chars)

    This 3 bed/1 bath colonial home on a corner lot. Spacious rooms throughout. Extras include 2 covered porches, a shed, and a detached garage. Front yard is level and is great for entertaining and the rear yard is fenced.

21. 2026-04-08
    status Active 219-char remark

    Show marketing remark (219 chars)

    This 3 bed/1 bath colonial home on a corner lot. Spacious rooms throughout. Extras include 2 covered porches, a shed, and a detached garage. Front yard is level and is great for entertaining and the rear yard is fenced.

22. 2026-04-08
    status Active 219-char remark

    Show marketing remark (219 chars)

    This 3 bed/1 bath colonial home on a corner lot. Spacious rooms throughout. Extras include 2 covered porches, a shed, and a detached garage. Front yard is level and is great for entertaining and the rear yard is fenced.

23. 2026-03-12
    status Pending 219-char remark

    Show marketing remark (219 chars)

    This 3 bed/1 bath colonial home on a corner lot. Spacious rooms throughout. Extras include 2 covered porches, a shed, and a detached garage. Front yard is level and is great for entertaining and the rear yard is fenced.

24. 2026-03-06
    status Pending 219-char remark

    Show marketing remark (219 chars)

    This 3 bed/1 bath colonial home on a corner lot. Spacious rooms throughout. Extras include 2 covered porches, a shed, and a detached garage. Front yard is level and is great for entertaining and the rear yard is fenced.

25. 2026-03-06
    historical Contingent 219-char remark

    Show marketing remark (219 chars)

    This 3 bed/1 bath colonial home on a corner lot. Spacious rooms throughout. Extras include 2 covered porches, a shed, and a detached garage. Front yard is level and is great for entertaining and the rear yard is fenced.

26. 2026-02-13
    listed $45,000 Active 219-char remark

    Show marketing remark (219 chars)

    This 3 bed/1 bath colonial home on a corner lot. Spacious rooms throughout. Extras include 2 covered porches, a shed, and a detached garage. Front yard is level and is great for entertaining and the rear yard is fenced.

27. 2026-02-13
    listed $45,000 Active 219-char remark

    Show marketing remark (219 chars)

    This 3 bed/1 bath colonial home on a corner lot. Spacious rooms throughout. Extras include 2 covered porches, a shed, and a detached garage. Front yard is level and is great for entertaining and the rear yard is fenced.

28. 2007-12-19
    soldstatus $40,000

ⓘ 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: $892 · $74/mo
• Projected year-2 tax: $892 · $74/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥88°F today · 19 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: $14,721
• − Mortgage interest: −$1,961
• − Property taxes: −$892
• − Insurance: −$5,700
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$1,018
• Taxable income: $2,795
• Est. tax owed @ 24.0%: −$671
• After-tax cash flow: $2,164/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: North Star SD
• NCES district ID: 4210115
• Math proficiency: 38% ▼ -6.00%
• Reading proficiency: 60% ▼ -8.00%
• Median HH income: $43,457
• Composite: 41.25/100
• National rank: #3528
• State rank: #209 of 539 in PA

Livability — Hooversville

• Score: 64/100
• State rank: #1187
• US rank: #13915

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hooversville, PA
• Population (ZIP): 1,353

Population outlook (Somerset County) Hauer SSP2

• Today (2025): 71,318 people
• By 2030: 68,555 · -3.9%
• By 2040: 62,447 · -12.4%
• By 2050: 56,437 · -20.9%
• By 2075: 44,453 · -37.7%
• By 2100: 32,408 · -54.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Romanian 11% Slovak 2% Iranian 1%
• Foreign-born: 0%

Political lean MEDSL · Somerset

• 2024 margin: Solid R (+57.2) · D 21.0% · R 78.3%
• 2008→2024 swing: -32.2pp toward R · 2008: -25.0pp · 2024: -57.2pp
• All cycles: 2024: R+57.2 2020: R+56.3 2016: R+55.9 2012: R+42.9 2008: R+25.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.52%
• Current HPI: 141.2257
• 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

-12.5% since first listed

12 events — show timeline

• 2026-05-19 Price Changed $35,000 CSMLS
• 2026-05-16 Price Changed $35,000 West Penn MLS
• 2026-04-15 Price Changed $40,000 CSMLS
• 2026-04-15 Price Changed $40,000 West Penn MLS
• 2026-04-08 Relisted — CSMLS
• 2026-04-08 Relisted — West Penn MLS
• 2026-03-12 Pending — West Penn MLS
• 2026-03-06 Pending — CSMLS
• 2026-03-06 Contingent — West Penn MLS
• 2026-02-13 Listed $45,000 West Penn MLS
• 2026-02-13 Listed $45,000 CSMLS
• 2007-12-19 Sold (Public Records) $40,000 Public Records

Property tax history

+1.8%/yr

Latest (2026): $892 · +3.8% YoY. Source: county tax records.