100 South 5th Ave · Clarion, PA 16214

$89,900

2 bd · 1.0 ba · 756 sqft · SingleFamily public records · 65 Days on market

Built 1900 0.25 ac lot

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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 +17.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +4.7/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Appreciation +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

COMFY AND COZY 2 bedroom, 1 story home located in Clarion, PA. Minutes from Clarion's business district and CUP. Priced at a modest $99,500!

Key facts

• Renovated bath
• New appliances
• 0.25 acre lot

Tags

• RENOVATED BATH
• NEW APPLIANCES
• MINUTES FROM DOWNTOWN
• CLARION AREA SCHOOL DISTRICT
• REASONABLE REAL ESTATE TAXES

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Utilities: Public water; Public sewer; 100 amp electric service; Natural gas connected/available; Cable available
• Home design: One-story residential home; Multi-use zoning
• Construction: Frame construction with wood siding; Composition roof
• Exterior features: Front porch; Patio

Interior

• Kitchen: Includes dishwasher, range, refrigerator
• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Bathrooms: One three-quarter bathroom
• Heating & cooling: Hot water heating; No central cooling
• Interior features: Dishwasher; Refrigerator; Range; Gas water heater; Partial basement
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $69 ($826/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $87k (2.8% below list).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 2.8% in Clarion — 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 77/100 on livability (#322 in PA, #2,856 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: commute F, employment F.
• Clarion Area SD (town): math 40% / reading 54% proficiency, ranked #261 of 539 in PA (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 28 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 25 units permitted in Clarion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.5%/yr); year-one equity from $622 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Clarion County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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.
• Current owner paid $73k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.97% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.28%
• DSCR: 1.15
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.68×
• Total profit: $-8,163
• Equity at exit: $15,542

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $337
• Equity at exit: $11,494

Cash invested: $25,172 (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 16214

• Home prices YoY: -1.7%
• Active inventory: 28
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $874 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $69

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 87%

Sensitivity live

Price	-10% $131	-5% $100	+0% $69	+5% $38	+10% $7
Rent	-10% $0	-5% $34	+0% $69	+5% $103	+10% $138
Rate	-1.0pp $114	-0.5pp $92	base $69	+0.5pp $46	+1.0pp $22

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
650 Merle Rd Clarion, PA	2.0	1.0	860	$850	$0.99	44d	1	0.26mi
301 Grand Avenue Ext Unit 411 Clarion, PA	2.0	1.0	816	$975	$1.19	44d	1	0.94mi
301 Grand Ave Unit 117 Clarion, PA	1.0	1.0	615	$850	$1.38	44d	1	0.96mi

Listing history 27 events

1. 2026-06-21
   days on market $89,900 Active 65 DOM
2. 2026-06-18
   days on market $89,900 Active 63 DOM
3. 2026-06-17
   days on market $89,900 Active 62 DOM
4. 2026-06-16
   days on market $89,900 Active 61 DOM
5. 2026-06-15
   days on market $89,900 Active 60 DOM
6. 2026-06-13
   days on market $89,900 Active 58 DOM
7. 2026-06-12
   days on market $89,900 Active 57 DOM
8. 2026-06-09
   days on market $89,900 Active 54 DOM
9. 2026-06-08
   days on market $89,900 Active 53 DOM
10. 2026-06-08
    days on market $89,900 Active 52 DOM
11. 2026-06-07
    statusdays on market $89,900 Active 51 DOM
12. 2026-06-04
    days on market $89,900 Active Under Contract 48 DOM
13. 2026-06-02
    days on market $89,900 Active Under Contract 47 DOM
14. 2026-06-01
    days on market $89,900 Active Under Contract 46 DOM
15. 2026-05-31
    days on market $89,900 Active Under Contract 45 DOM
16. 2026-05-13
    historical Active Under Contract
17. 2026-05-11
    status Active
18. 2026-04-23
    historical Active Under Contract
19. 2026-04-16
    listed $89,900 Active
20. 2024-03-28
    soldstatus $73,000 Closed 141-char remark

    Show marketing remark (141 chars)

    COMFY AND COZY 2 bedroom, 1 story home located in Clarion, PA. Minutes from Clarion's business district and CUP. Priced at a modest $99,500!

21. 2024-02-06
    historical Active Under Contract 141-char remark

    Show marketing remark (141 chars)

    COMFY AND COZY 2 bedroom, 1 story home located in Clarion, PA. Minutes from Clarion's business district and CUP. Priced at a modest $99,500!

22. 2023-10-16
    status Active 141-char remark

    Show marketing remark (141 chars)

    COMFY AND COZY 2 bedroom, 1 story home located in Clarion, PA. Minutes from Clarion's business district and CUP. Priced at a modest $99,500!

23. 2023-10-16
    price $85,000 141-char remark

    Show marketing remark (141 chars)

    COMFY AND COZY 2 bedroom, 1 story home located in Clarion, PA. Minutes from Clarion's business district and CUP. Priced at a modest $99,500!

24. 2023-09-06
    status Active 141-char remark

    Show marketing remark (141 chars)

    COMFY AND COZY 2 bedroom, 1 story home located in Clarion, PA. Minutes from Clarion's business district and CUP. Priced at a modest $99,500!

25. 2023-08-24
    historical 141-char remark

    Show marketing remark (141 chars)

    COMFY AND COZY 2 bedroom, 1 story home located in Clarion, PA. Minutes from Clarion's business district and CUP. Priced at a modest $99,500!

26. 2022-10-12
    listed $99,500 Active 141-char remark

    Show marketing remark (141 chars)

    COMFY AND COZY 2 bedroom, 1 story home located in Clarion, PA. Minutes from Clarion's business district and CUP. Priced at a modest $99,500!

27. 2002-09-11
    soldstatus $74,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,482
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$839
• − Management: −$839
• − Depreciation: −$2,615
• Taxable loss: −$644
• Est. tax savings @ 24.0%: +$155
• After-tax cash flow: $980/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: Clarion Area SD
• NCES district ID: 4206060
• Math proficiency: 40% ▼ -8.00%
• Reading proficiency: 54% ▼ -11.00%
• Median HH income: $39,136
• Composite: 39.21/100
• National rank: #4017
• State rank: #261 of 539 in PA

Livability — Clarion

• Score: 77/100
• State rank: #322
• US rank: #2856

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarion, PA
• Population (ZIP): 8,655

Population outlook (Clarion County) Hauer SSP2

• Today (2025): 37,796 people
• By 2030: 36,830 · -2.6%
• By 2040: 34,113 · -9.7%
• By 2050: 31,092 · -17.7%
• By 2075: 24,200 · -36.0%
• By 2100: 18,737 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 6% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Slovak 3% Romanian 3% Italian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 97% English-only · Spanish 2% Chinese 1%

Political lean MEDSL · Clarion

• 2024 margin: Solid R (+53.1) · D 23.1% · R 76.2%
• 2008→2024 swing: -30.7pp toward R · 2008: -22.4pp · 2024: -53.1pp
• All cycles: 2024: R+53.1 2020: R+50.8 2016: R+47.4 2012: R+36.1 2008: R+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.47%
• Current HPI: 141.3266
• 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

+21.5% since first listed

12 events — show timeline

• 2026-05-13 Contingent — AVBREALTORS
• 2026-05-11 Relisted — AVBREALTORS
• 2026-04-23 Contingent — AVBREALTORS
• 2026-04-16 Listed $89,900 AVBREALTORS
• 2024-03-28 Sold (MLS) $73,000 AVBREALTORS
• 2024-02-06 Contingent — AVBREALTORS
• 2023-10-16 Relisted — AVBREALTORS
• 2023-10-16 Price Changed $85,000 AVBREALTORS
• 2023-09-06 Relisted — AVBREALTORS
• 2023-08-24 Delisted — AVBREALTORS
• 2022-10-12 Listed $99,500 AVBREALTORS
• 2002-09-11 Sold (Public Records) $74,000 Public Records

Property tax history

+11.8%/yr

Latest (2026): $5,525 · +233.5% YoY. Source: county tax records.