406 S Penn St · Punxsutawney, PA 15767

$98,500

3 bd · 1.0 ba · 624 sqft · SingleFamily public records · 33 Days on market

Built 1930 7,501 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 +4.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Corner lot ranch with two car attached garage and paved driveway. This three bedroom one bath home has a main floor laundry area. Home is perfect for those just starting out or ready to downsize. Location is close to Rail to Trails, Barclay Square, Harmon Field, community pool and all down town conveniences.

Key facts

• Community pool
• Main floor laundry
• Corner lot

Tags

• CORNER LOT
• MAIN FLOOR LAUNDRY
• COMMUNITY POOL
• CLOSE TO DOWNTOWN CONVENIENCES

Property features AI

Exterior

• Parking: Attached garage (2 parking spaces, garage attached)
• Utilities: Public water; Public sewer
• Home design: Single-story home; Resale property
• Construction: Vinyl siding; Composition roof
• Exterior features: Public transportation access

Interior

• Kitchen: Gas stove
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas hot water heating; Has heating
• Interior features: Carpet flooring; Basement with interior entry
• Laundry & utility: Washer and dryer; Some gas appliances

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $573 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#219 in PA, #1,934 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D-.
• Punxsutawney Area SD (town): math 43% / reading 53% proficiency, ranked #239 of 539 in PA (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 45 active listings in the ZIP; 41 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $681 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Jefferson County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,545 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.56% ✓
• Cap rate: 13.27%
• Cash-on-cash: 24.93%
• DSCR: 2.11
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 18.4%
• Equity multiple: 1.74×
• Total profit: $20,527
• Equity at exit: $14,687

10-year hold

• IRR: 26.8%
• Equity multiple: 3.35×
• Total profit: $64,854
• Equity at exit: $8,516

Cash invested: $27,580 (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 15767

• Home prices YoY: -12.9%
• Active inventory: 45
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,536 medium
• Mortgage (P&I): −$517
• Tax from tax record: −$83 /mo · $995/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $573

Break-even live

Break-even rent $811

Max offer price $98,500

Occupancy floor 58%

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: $24,625
• Closing costs: $2,955
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $98,500 Active 33 DOM
2. 2026-06-17
   days on market $98,500 Active 32 DOM
3. 2026-06-16
   days on market $98,500 Active 31 DOM
4. 2026-06-15
   days on market $98,500 Active 30 DOM
5. 2026-06-13
   pricedays on market $98,500 Active 28 DOM
6. 2026-06-12
   days on market $110,000 Active 27 DOM
7. 2026-06-09
   days on market $110,000 Active 24 DOM
8. 2026-06-08
   days on market $110,000 Active 23 DOM
9. 2026-06-08
   days on market $110,000 Active 22 DOM
10. 2026-06-07
    days on market $110,000 Active 21 DOM
11. 2026-06-04
    days on market $110,000 Active 18 DOM
12. 2026-06-02
    days on market $110,000 Active 17 DOM
13. 2026-06-01
    days on market $110,000 Active 16 DOM
14. 2026-05-31
    days on market $110,000 Active 15 DOM
15. 2026-05-16
    listed $110,000 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: $995 · $83/mo
• Projected year-2 tax: $1,276 · $106/mo
• Expected delta: +$281/yr (+$23/mo · 28.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,432
• − Mortgage interest: −$5,518
• − Property taxes: −$995
• − Insurance: −$492
• − Repairs & maintenance: −$1,475
• − Management: −$1,475
• − Depreciation: −$2,865
• Taxable income: $5,612
• Est. tax owed @ 24.0%: −$1,347
• After-tax cash flow: $5,528/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: Punxsutawney Area SD
• NCES district ID: 4219800
• Math proficiency: 43% ▲ 1.00%
• Reading proficiency: 53% ▼ -8.00%
• Median HH income: $40,610
• Composite: 40.19/100
• National rank: #3787
• State rank: #239 of 539 in PA

Livability — Punxsutawney

• Score: 80/100
• State rank: #219
• US rank: #1934

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Punxsutawney, PA
• Population (ZIP): 14,136

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 42,134 people
• By 2030: 40,512 · -3.8%
• By 2040: 36,747 · -12.8%
• By 2050: 32,755 · -22.3%
• By 2075: 24,402 · -42.1%
• By 2100: 16,398 · -61.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Romanian 4% Polish 3% Iranian 2%
• Foreign-born: 0%
• Languages at home: 93% English-only · German/W. Germanic 6%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+58.5) · D 20.4% · R 78.8%
• 2008→2024 swing: -28.7pp toward R · 2008: -29.8pp · 2024: -58.5pp
• All cycles: 2024: R+58.5 2020: R+58.9 2016: R+59.8 2012: R+45.4 2008: R+29.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.60%
• Current HPI: 132.6877
• 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

• 2026-05-16 Listed $110,000 West Penn MLS

Property tax history

+1.0%/yr

Latest (2026): $995 · +0.1% YoY. Source: county tax records.