308 Williams St · Tionesta, PA 16353

$105,000

3 bd · 1.5 ba · 1,960 sqft · Other · 49 Days on market

9,147 sqft lot $54/sqft · at area comps Est $102k · at est.

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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 +26.3/30.0
• DSCR +8.9/10.0
• Appreciation +7.9/10.0
• 1% rule +6.7/10.0
• ARV discount +6.1/15.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Located in town for everyday convenience, this spacious home offers public water and sewer along with larger-than-expected room sizes throughout. The interior provides a solid layout with plenty of space to work with, making it a great opportunity for buyers looking to update and personalize a home to their style. An easily accessible attic room adds additional potential for living space, office, or storage. With its in-town setting, you'll enjoy close proximity to local amenities while having the chance to create value with the right improvements. Whether you're looking for a primary residence, rental, or project property, this home offers a strong foundation and room to grow.

Key facts

• Public sewer
• Strong foundation
• Attic room

Tags

• PUBLIC WATER
• PUBLIC SEWER
• ATTIC ROOM
• IN TOWN SETTING
• STRONG FOUNDATION

Property features AI

Exterior

• Parking: Detached garage (1 garage space); 1 covered parking space (1 total parking space)
• Utilities: Public water; Public sewer; 100 amp electric service; Natural gas connected/available
• Home design: Residential property; Two-story
• Construction: Frame construction; Other construction materials; Full basement; Built on a composition roof
• Exterior features: Front porch; Composition roof

Interior

• Kitchen: Range
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Cooling system present (no central cooling specified)
• Interior features: Gas water heater; Range (gas or electric)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $105k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#924 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: employment D, amenities F, commute F.
• Forest Area SD (rural): math 41% / reading 59% proficiency, ranked #415 of 658 in PA (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 28 active listings in the ZIP; 6 units permitted in Forest County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($726 loan paydown + $6k appreciation (5.9% local appreciation)).
• Forest County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.17% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.11%
• DSCR: 1.49
• GRM: 7.1

CMA / ARV

• ARV (median comp): $101,844
• List price: $105,000
• Delta: 3.10%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Projected returns pro-forma

5.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.4%
• Equity multiple: 2.48×
• Total profit: $43,466
• Equity at exit: $65,281

10-year hold

• IRR: 21.4%
• Equity multiple: 4.99×
• Total profit: $117,309
• Equity at exit: $117,763

Cash invested: $29,400 (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 16353

• Home prices YoY: 4.2%
• Active inventory: 28
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,232 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$107 /mo · $1,279/yr
• Insurance: −$44
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $217

Break-even live

Break-even rent $958

Max offer price $105,000

Occupancy floor 77%

Sensitivity live

Price	-10% $276	-5% $246	+0% $217	+5% $187	+10% $157
Rent	-10% $119	-5% $168	+0% $217	+5% $265	+10% $314
Rate	-1.0pp $269	-0.5pp $243	base $217	+0.5pp $189	+1.0pp $162

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $105,000 Active 49 DOM
2. 2026-06-18
   days on market $105,000 Active 47 DOM
3. 2026-06-17
   days on market $105,000 Active 46 DOM
4. 2026-06-16
   days on market $105,000 Active 45 DOM
5. 2026-06-15
   days on market $105,000 Active 44 DOM
6. 2026-06-13
   days on market $105,000 Active 42 DOM
7. 2026-06-12
   days on market $105,000 Active 41 DOM
8. 2026-06-09
   days on market $105,000 Active 38 DOM
9. 2026-06-08
   days on market $105,000 Active 37 DOM
10. 2026-06-08
    days on market $105,000 Active 36 DOM
11. 2026-06-07
    days on market $105,000 Active 35 DOM
12. 2026-06-04
    days on market $105,000 Active 32 DOM
13. 2026-06-02
    days on market $105,000 Active 31 DOM
14. 2026-06-01
    days on market $105,000 Active 30 DOM
15. 2026-05-31
    days on market $105,000 Active 29 DOM
16. 2026-05-02
    listed $105,000 Active 686-char remark

ⓘ 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: $1,279 · $107/mo
• Projected year-2 tax: $1,469 · $122/mo
• Expected delta: +$190/yr (+$16/mo · 14.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,781
• − Mortgage interest: −$5,882
• − Property taxes: −$1,279
• − Insurance: −$1,192
• − Repairs & maintenance: −$1,183
• − Management: −$1,183
• − Depreciation: −$3,055
• Taxable income: $1,010
• Est. tax owed @ 24.0%: −$242
• After-tax cash flow: $2,357/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: Forest Area SD
• NCES district ID: 4208280
• Math proficiency: 41% ▲ 4.00%
• Reading proficiency: 59% ▲ 3.00%
• Median HH income: $37,002
• Composite: 43.52/100
• National rank: #6452
• State rank: #415 of 658 in PA

Livability — Tionesta

• Score: 67/100
• State rank: #924
• US rank: #10230

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tionesta, PA
• Population (ZIP): 2,459

Population outlook (Forest County) Hauer SSP2

• Today (2025): 7,354 people
• By 2030: 7,340 · -0.2%
• By 2040: 7,255 · -1.3%
• By 2050: 6,992 · -4.9%
• By 2075: 5,878 · -20.1%
• By 2100: 4,869 · -33.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Romanian 5% Lithuanian 2% Iranian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · German/W. Germanic 4%

Political lean MEDSL · Forest

• 2024 margin: Solid R (+44.5) · D 27.3% · R 71.8%
• 2008→2024 swing: -31.0pp toward R · 2008: -13.4pp · 2024: -44.5pp
• All cycles: 2024: R+44.5 2020: R+43.6 2016: R+44.0 2012: R+21.1 2008: R+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.89%
• Current HPI: 146.6533
• 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

• 2026-05-02 Listed $105,000 AVBREALTORS

Property tax history

+2.0%/yr

Latest (2026): $1,279 · +3.6% YoY. Source: county tax records.