1223 Leatherwood Dr · Clarion, PA 16214

$49,900

3 bd · 2.0 ba · 1,344 sqft · SingleFamily · 12 Days on market

Built 1973 5,880 sqft lot

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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
• ARV discount +7.5/15.0
• 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

This one is a fixer-upper with good bones. One of only four deeded townhouse properties in Clarion County. Land is 45' x 130' and had a paved parking are out front. Roof reported to be 10 years old. Interior had had the carpeting removed and is exposed plywood subfloor. First floor had a 1/2 bathroom and 2nd floor had full bath AND a 1/2 bath. Three 2nd floor bedrooms and lots of storage throughout. Definitely needs some TLC, but a good project for the ambitious buyer looking to create some sweat equity that is handy with construction. Being sold "as-is" . New hot water tank to be installed.

Key facts

• Paved parking area
• Lots of storage
• New hot water tank

Tags

• DEEDED TOWNHOUSE PROPERTIES
• PAVED PARKING AREA
• LOTS OF STORAGE
• NEW HOT WATER TANK

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer; 200+ amp electric service with circuit breakers; Underground utilities
• Home design: Residential property; Two levels
• Construction: Brick construction; Other foundation; Other roof
• Exterior features: Patio; Porch; No other structures listed

Interior

• Bedrooms: Total of 7 rooms (bedrooms not individually listed)
• Flooring: Wood; Other
• Bathrooms: 1 full bathroom; 2 half bathrooms
• Heating & cooling: Baseboard and electric heating; No central cooling
• Interior features: Wood and other flooring; Crawl space basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $639 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).

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; 1 comparable units currently listed for rent nearby; 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 $345 of loan paydown is wiped out by about $1k 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.
• At projected returns (-2.5% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $32k; list at $50k implies a 58% gain — meaningful room to come down on a strong offer.

Recommended offer $49,900

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.49% ✓
• Cap rate: 21.65%
• Cash-on-cash: 54.86%
• DSCR: 3.44
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $202,944
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1292 Eastwood Dr	0.50mi	3/1.5	1,222 (-9%)	22mo	$184,000	$151	42

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

Projected returns pro-forma

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

5-year hold

• IRR: 53.7%
• Equity multiple: 3.41×
• Total profit: $33,727
• Equity at exit: $8,626

10-year hold

• IRR: 58.4%
• Equity multiple: 6.93×
• Total profit: $82,797
• Equity at exit: $6,380

Cash invested: $13,972 (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 16214

• Home prices YoY: -1.7%
• Active inventory: 28
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,245 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $639

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 44%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 S 6th Ave Apt D Clarion, PA	4.0	1.0	920	$1,245	$1.35	44d	1	0.90mi

Listing history 10 events

1. 2026-06-18
   days on market $49,900 Active 12 DOM
2. 2026-06-17
   days on market $49,900 Active 11 DOM
3. 2026-06-16
   days on market $49,900 Active 10 DOM
4. 2026-06-15
   days on market $49,900 Active 9 DOM
5. 2026-06-13
   days on market $49,900 Active 7 DOM
6. 2026-06-12
   days on market $49,900 Active 6 DOM
7. 2026-06-09
   days on market $49,900 Active 3 DOM
8. 2026-06-08
   days on market $49,900 Active 2 DOM
9. 2026-06-07
   remarks 598-char remark
10. 2026-06-07
    listed $49,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,940
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − Depreciation: −$1,452
• Taxable income: $7,305
• Est. tax owed @ 24.0%: −$1,753
• After-tax cash flow: $5,911/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

+58.4% since first listed

2 events — show timeline

• 2026-06-06 Listed $49,900 AVBREALTORS
• 1978-03-01 Sold (Public Records) $31,500 Public Records

Property tax history

+14.6%/yr

Latest (2026): $10,701 · +345.9% YoY. Source: county tax records.