263 Green Rd · Bigler, PA 16881

$139,900

5 bd · 1.0 ba · 1,232 sqft · Other · 105 Days on market

Built 1955 0.75 ac lot

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Why this score? — see what drove the D+ 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 +16.3/30.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• DSCR +5.0/10.0
• 1% rule +3.7/10.0
• Livability +3.3/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This adorable Cape Cod is full of charm and opportunity! Nestled on a nice property with a two-car detached garage, this home offers a warm and inviting feel from the moment you arrive. Inside, you’ll find an updated kitchen and living room that make everyday living and entertaining easy and comfortable. The first-floor bedroom adds convenience and flexibility, while three additional bedrooms upstairs provide of space for family, guests, or a home office. A finished partial basement offers extra room for hobbies, storage, or cozy gatherings. With just a little TLC, this home could truly shine and become something special. A must-see property with tons of potential!

Key facts

• Updated kitchen
• 0.75 acre lot
• 2 garage spots

Tags

• TWO-CAR DETACHED GARAGE
• UPDATED KITCHEN
• FINISHED PARTIAL BASEMENT

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $77 ($922/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 $122k (12.7% below list).
• Recommended offer: $122k (12.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#1,066 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: health & safety D+, schools F, amenities F.
• Clearfield Area SD (town): math 21% / reading 41% proficiency, ranked #441 of 539 in PA (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 99 units permitted in Clearfield County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($967 loan paydown + $4k appreciation (2.7% local appreciation)).
• Clearfield County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, 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 105 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,078 (12.7% 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 13% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.35%
• DSCR: 1.10
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.9%
• Equity multiple: 1.50×
• Total profit: $19,629
• Equity at exit: $60,684

10-year hold

• IRR: 11.5%
• Equity multiple: 2.68×
• Total profit: $65,623
• Equity at exit: $91,829

Cash invested: $39,172 (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 16881

• Home prices YoY: 2.9%
• Active inventory: 5
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,221 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$96 /mo · $1,148/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $77

Break-even live

Break-even rent $1,124

Max offer price $139,900

Occupancy floor 89%

Sensitivity live

Price	-10% $156	-5% $116	+0% $77	+5% $37	+10% $-2
Rent	-10% $-20	-5% $29	+0% $77	+5% $125	+10% $173
Rate	-1.0pp $147	-0.5pp $112	base $77	+0.5pp $41	+1.0pp $4

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-13
   status Pending
2. 2025-12-29
   listed $139,900 Active

ⓘ 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: $1,148 · $96/mo
• Projected year-2 tax: $1,679 · $140/mo
• Expected delta: +$531/yr (+$44/mo · 46.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 17 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: $14,649
• − Mortgage interest: −$7,837
• − Property taxes: −$1,148
• − Insurance: −$700
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − Depreciation: −$4,070
• Taxable loss: −$1,448
• Est. tax savings @ 24.0%: +$348
• After-tax cash flow: $1,270/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: Clearfield Area SD
• NCES district ID: 4206150
• Math proficiency: 21% ▼ -20.00%
• Reading proficiency: 41% ▼ -17.00%
• Median HH income: $39,382
• Composite: 25.94/100
• National rank: #7334
• State rank: #441 of 539 in PA

Livability — Bigler

• Score: 66/100
• State rank: #1066
• US rank: #12037

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bigler, PA
• City population: 265
• Population (ZIP): 2,349

Population outlook (Clearfield County) Hauer SSP2

• Today (2025): 79,658 people
• By 2030: 78,358 · -1.6%
• By 2040: 74,670 · -6.3%
• By 2050: 70,186 · -11.9%
• By 2075: 60,391 · -24.2%
• By 2100: 46,886 · -41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 6%
• Common ancestry: Slovak 5% Lithuanian 3% Romanian 3%

Political lean MEDSL · Clearfield

• 2024 margin: Solid R (+51.5) · D 23.9% · R 75.4%
• 2008→2024 swing: -39.4pp toward R · 2008: -12.1pp · 2024: -51.5pp
• All cycles: 2024: R+51.5 2020: R+49.5 2016: R+49.6 2012: R+28.9 2008: R+12.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.72%
• Current HPI: 95.3
• 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

2 events — show timeline

• 2026-04-13 Pending — BRIGHT MLS
• 2025-12-29 Listed $139,900 BRIGHT MLS

Property tax history

+2.1%/yr

Latest (2026): $1,148 · +5.5% YoY. Source: county tax records.