519 E Main St · Lock Haven, PA 17745

$99,900

3 bd · 1.0 ba · 1,472 sqft · SingleFamily public records · 105 Days on market

Built 1890 4,356 sqft lot $68/sqft · 40% below area Est $165k · 40% under

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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 +21.9/30.0
• ARV discount +15.0/15.0
• 1% rule +7.4/10.0
• DSCR +7.0/10.0
• Rent growth +4.3/5.0
• Livability +3.9/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming home ready for refreshment. This would be a great first home, or a fantastic opportunity to build some sweat equity on a rental opportunity. Call for your exclusive tour today.

Key facts

• 4,356 sq ft lot
• Built 1890
• Listed 105 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.0% in Lock Haven — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 78/100 on livability (#275 in PA, #2,428 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment F.
• 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.
• Zoned schools: Robb El Sch (math 32% / reading 42%, grade F, #1,004 of 1,518 statewide, top 68%, 435 students, 79% FRL); Central Mountain Ms (math 21% / reading 42%, grade F, #367 of 512 statewide, top 73%, 939 students, 55% FRL); Central Mountain Hs (math 77% / reading 75%, grade A-, #25 of 437 statewide, top 6%, 1,127 students, 24% FRL).
• Market conditions: Rents rising fast (+7.4%/yr); 99 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 7.4% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago 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.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 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 1890 — 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. 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. 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.
7. 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.
8. 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: 1.24% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.75%
• DSCR: 1.30
• GRM: 6.7

CMA / ARV

• ARV (median comp): $165,466
• List price: $99,900
• Delta: -39.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
72 Lockport Hts	0.35mi	3/1.0	1,458 (-1%)	7mo	$185,000	$127	76
338 E Bald Eagle St	0.27mi	3/1.5	1,604 (+9%)	10mo	$129,900	$81	62

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 · 7.38% rent growth · sell at horizon

5-year hold

• IRR: -0.3%
• Equity multiple: 0.99×
• Total profit: $-364
• Equity at exit: $14,895

10-year hold

• IRR: 14.0%
• Equity multiple: 2.38×
• Total profit: $38,592
• Equity at exit: $8,638

Cash invested: $27,972 (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 17745

• Home prices YoY: -7.3%
• Rents YoY: 7.4%
• Active inventory: 99
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,238 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$255 /mo · $3,063/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $157

Break-even live

Break-even rent $1,039

Max offer price $99,900

Occupancy floor 82%

Sensitivity live

Price	-10% $214	-5% $186	+0% $157	+5% $129	+10% $101
Rent	-10% $60	-5% $109	+0% $157	+5% $206	+10% $255
Rate	-1.0pp $208	-0.5pp $183	base $157	+0.5pp $132	+1.0pp $105

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Clarks Barn Rd Unit A Lock Haven, PA	3.0	1.0	1400	$1,200	$0.86	46d	1	0.52mi

Listing history 23 events

1. 2026-06-22
   days on market $99,900 Active 105 DOM
2. 2026-06-19
   days on market $99,900 Active 102 DOM
3. 2026-06-18
   days on market $99,900 Active 101 DOM
4. 2026-06-17
   days on market $99,900 Active 100 DOM
5. 2026-06-16
   days on market $99,900 Active 99 DOM
6. 2026-06-15
   days on market $99,900 Active 98 DOM
7. 2026-06-14
   days on market $99,900 Active 96 DOM
8. 2026-06-12
   days on market $99,900 Active 95 DOM
9. 2026-06-09
   days on market $99,900 Active 92 DOM
10. 2026-06-08
    days on market $99,900 Active 91 DOM
11. 2026-06-07
    days on market $99,900 Active 90 DOM
12. 2026-06-04
    days on market $99,900 Active 86 DOM
13. 2026-06-02
    days on market $99,900 Active 85 DOM
14. 2026-06-01
    days on market $99,900 Active 84 DOM
15. 2026-05-31
    days on market $99,900 Active 83 DOM
16. 2026-05-31
    days on market $99,900 Active 82 DOM
17. 2026-03-09
    listed $99,900 Active 185-char remark

    Show marketing remark (185 chars)

    Charming home ready for refreshment. This would be a great first home, or a fantastic opportunity to build some sweat equity on a rental opportunity. Call for your exclusive tour today.

18. 2026-02-18
    soldstatus $90,000
19. 2026-02-11
    soldstatus Closed 407-char remark

    Show marketing remark (407 chars)

    3 BR 1 bath home, vinyl siding, natural gas heat, 2 sheds. Wood flooring under carpet. Typical traditional home where you enter the LR, then the DR, then the kitchen and back porch. Upstairs are 3 BR, enclosed back porch, and full bath. There is some ceiling damage from a prior and repaired leak that will need attention. Home is being sold as-is. This is a great property for a rental or first-time buyer.

20. 2025-12-30
    status Pending 407-char remark

    Show marketing remark (407 chars)

    3 BR 1 bath home, vinyl siding, natural gas heat, 2 sheds. Wood flooring under carpet. Typical traditional home where you enter the LR, then the DR, then the kitchen and back porch. Upstairs are 3 BR, enclosed back porch, and full bath. There is some ceiling damage from a prior and repaired leak that will need attention. Home is being sold as-is. This is a great property for a rental or first-time buyer.

21. 2025-10-07
    price $102,500 407-char remark

    Show marketing remark (407 chars)

    3 BR 1 bath home, vinyl siding, natural gas heat, 2 sheds. Wood flooring under carpet. Typical traditional home where you enter the LR, then the DR, then the kitchen and back porch. Upstairs are 3 BR, enclosed back porch, and full bath. There is some ceiling damage from a prior and repaired leak that will need attention. Home is being sold as-is. This is a great property for a rental or first-time buyer.

22. 2024-09-16
    listed $105,000 Active 407-char remark

    Show marketing remark (407 chars)

    3 BR 1 bath home, vinyl siding, natural gas heat, 2 sheds. Wood flooring under carpet. Typical traditional home where you enter the LR, then the DR, then the kitchen and back porch. Upstairs are 3 BR, enclosed back porch, and full bath. There is some ceiling damage from a prior and repaired leak that will need attention. Home is being sold as-is. This is a great property for a rental or first-time buyer.

23. 1999-12-14
    soldstatus $13,000

ⓘ 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: $3,063 · $255/mo
• Projected year-2 tax: $3,063 · $255/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 5/10 Major FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,859
• − Mortgage interest: −$5,596
• − Property taxes: −$3,063
• − Insurance: −$500
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − Depreciation: −$2,906
• Taxable income: $417
• Est. tax owed @ 24.0%: −$100
• After-tax cash flow: $1,789/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 — Lock Haven

• Score: 78/100
• State rank: #275
• US rank: #2428

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lock Haven, PA
• County: Clinton County · 17,718 people
• City population: 17,718
• Metro: Lock Haven, PA
• Population (ZIP): 17,718
• Household income: $58,555
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 522.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 3% Black 3% Hispanic / Latino 2%
• Common ancestry: Iranian 3% Lithuanian 3% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% German/W. Germanic 1%

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: ▼ -21.42%
• Current HPI: 270.5334
• Rent YoY: ▲ 7.38%
• Metro: Lock Haven, PA
• 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

+668.5% since first listed

7 events — show timeline

• 2026-03-09 Listed $99,900 WBVAR
• 2026-02-18 Sold (Public Records) $90,000 Public Records
• 2026-02-11 Sold (MLS) — WBVAR
• 2025-12-30 Pending — WBVAR
• 2025-10-07 Price Changed $102,500 WBVAR
• 2024-09-16 Listed $105,000 WBVAR
• 1999-12-14 Sold (Public Records) $13,000 Public Records

Property tax history

+4.7%/yr

Latest (2026): $3,063 · -7.1% YoY. Source: county tax records.