316 N Grove St · Lock Haven, PA 17745

$192,000

6 bd · 3.0 ba · — sqft · MultiFamily · 92 Days on market

Built 1850 Good condition 1,742 sqft lot Est $142k · 35% over

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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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Rent growth +4.3/5.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Schools +3.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Well-maintained 3-unit multi-family property in Lock Haven generating approximately $2,350/month in rental income. The property features one 4-bedroom unit and two 1-bedroom units, offering strong income potential and a diverse tenant base. Recent updates include roof repairs, water heater and furnace improvements, updated flooring, kitchen cabinets, countertops, and bathroom fixtures in the main unit. Unit 1 recently received a brand-new refrigerator, and Unit 2 features a newer washer. Separate electric utilities help keep operating expenses manageable. Property is currently tenant occupied with a consistent rental history. Conveniently located near downtown amenities, shopping, and local attractions, contributing to steady rental demand. Ideal opportunity for investors looking to expand their portfolio with a solid income-producing property.

Key facts

• 1,742 sq ft lot
• 3 parking spots
• Built 1850

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $192k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $657 ($8k/yr) — positive. Per door: $219/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $192k).
• Recommended offer: $175k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 3.8% in Lock Haven — 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 78/100 on livability (#275 in PA, #2,428 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment F.
• Keystone Central SD (town): math 32% / reading 44% proficiency, ranked #384 of 539 in PA (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Robb El Sch (math 32% / reading 42%, grade F, #1,004 of 1,518 statewide, top 68%, 435 students, 79% FRL); Central Mountain Ms (math 21% / reading 42%, grade F, #367 of 512 statewide, top 73%, 939 students, 55% FRL); Central Mountain Hs (math 77% / reading 75%, grade A-, #25 of 437 statewide, top 6%, 1,127 students, 24% FRL).
• Market conditions: Rents rising fast (+7.4%/yr); 96 active listings in the ZIP; 44 units permitted in Clinton County in 2024 (0 in 5+ unit buildings).
• At $2,511/mo this rent would consume 51% of the median local household income ($59k/yr) (locally 522% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Clinton County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 7.4% rent growth), your $54k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $174,720 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1850 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.31% ✓
• Cap rate: 10.40%
• Cash-on-cash: 14.66%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (median comp): $142,183
• List price: $192,000
• Delta: 35.04%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
329-331 E Church St	0.17mi	6/—	3,408	2mo	$249,900	$73	78

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

Projected returns pro-forma

-3.0% appreciation · 7.38% rent growth · sell at horizon

5-year hold

• IRR: 10.0%
• Equity multiple: 1.42×
• Total profit: $22,313
• Equity at exit: $28,628

10-year hold

• IRR: 22.5%
• Equity multiple: 3.33×
• Total profit: $125,354
• Equity at exit: $16,601

Cash invested: $53,760 (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 17745

• Home prices YoY: -7.3%
• Rents YoY: 7.4%
• Active inventory: 96
• Price-to-rent: 19.1×

Monthly cashflow live

• Estimated rent: $2,511 high
• Mortgage (P&I): −$1,007
• Tax est. 1.5%: −$240 /mo · $2,880/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $657

Break-even live

Break-even rent $1,680

Max offer price $192,000

Occupancy floor 69%

Sensitivity live

Price	-10% $790	-5% $723	+0% $657	+5% $590	+10% $524
Rent	-10% $458	-5% $558	+0% $657	+5% $756	+10% $855
Rate	-1.0pp $754	-0.5pp $706	base $657	+0.5pp $607	+1.0pp $556

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$2,511
Total (3 units)			$2,511

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: $48,000
• Closing costs: $5,760
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $192,000 Active 92 DOM
2. 2026-06-18
   days on market $192,000 Active 91 DOM
3. 2026-06-17
   days on market $192,000 Active 90 DOM
4. 2026-06-16
   days on market $192,000 Active 89 DOM
5. 2026-06-15
   days on market $192,000 Active 88 DOM
6. 2026-06-14
   days on market $192,000 Active 86 DOM
7. 2026-06-12
   days on market $192,000 Active 85 DOM
8. 2026-06-09
   days on market $192,000 Active 82 DOM
9. 2026-06-08
   days on market $192,000 Active 81 DOM
10. 2026-06-07
    days on market $192,000 Active 80 DOM
11. 2026-06-04
    days on market $192,000 Active 76 DOM
12. 2026-06-02
    days on market $192,000 Active 75 DOM
13. 2026-06-01
    days on market $192,000 Active 74 DOM
14. 2026-05-31
    days on market $192,000 Active 73 DOM
15. 2026-05-31
    days on market $192,000 Active 72 DOM
16. 2026-05-14
    price $192,000 856-char remark

    Show marketing remark (856 chars)

    Well-maintained 3-unit multi-family property in Lock Haven generating approximately $2,350/month in rental income. The property features one 4-bedroom unit and two 1-bedroom units, offering strong income potential and a diverse tenant base. Recent updates include roof repairs, water heater and furnace improvements, updated flooring, kitchen cabinets, countertops, and bathroom fixtures in the main unit. Unit 1 recently received a brand-new refrigerator, and Unit 2 features a newer washer. Separate electric utilities help keep operating expenses manageable. Property is currently tenant occupied with a consistent rental history. Conveniently located near downtown amenities, shopping, and local attractions, contributing to steady rental demand. Ideal opportunity for investors looking to expand their portfolio with a solid income-producing property.

17. 2026-04-17
    price $197,000 856-char remark

    Show marketing remark (856 chars)

    Well-maintained 3-unit multi-family property in Lock Haven generating approximately $2,350/month in rental income. The property features one 4-bedroom unit and two 1-bedroom units, offering strong income potential and a diverse tenant base. Recent updates include roof repairs, water heater and furnace improvements, updated flooring, kitchen cabinets, countertops, and bathroom fixtures in the main unit. Unit 1 recently received a brand-new refrigerator, and Unit 2 features a newer washer. Separate electric utilities help keep operating expenses manageable. Property is currently tenant occupied with a consistent rental history. Conveniently located near downtown amenities, shopping, and local attractions, contributing to steady rental demand. Ideal opportunity for investors looking to expand their portfolio with a solid income-producing property.

18. 2026-03-20
    status Active 856-char remark

    Show marketing remark (856 chars)

    Well-maintained 3-unit multi-family property in Lock Haven generating approximately $2,350/month in rental income. The property features one 4-bedroom unit and two 1-bedroom units, offering strong income potential and a diverse tenant base. Recent updates include roof repairs, water heater and furnace improvements, updated flooring, kitchen cabinets, countertops, and bathroom fixtures in the main unit. Unit 1 recently received a brand-new refrigerator, and Unit 2 features a newer washer. Separate electric utilities help keep operating expenses manageable. Property is currently tenant occupied with a consistent rental history. Conveniently located near downtown amenities, shopping, and local attractions, contributing to steady rental demand. Ideal opportunity for investors looking to expand their portfolio with a solid income-producing property.

19. 2026-03-18
    listed $199,000 Active 856-char remark

    Show marketing remark (856 chars)

    Well-maintained 3-unit multi-family property in Lock Haven generating approximately $2,350/month in rental income. The property features one 4-bedroom unit and two 1-bedroom units, offering strong income potential and a diverse tenant base. Recent updates include roof repairs, water heater and furnace improvements, updated flooring, kitchen cabinets, countertops, and bathroom fixtures in the main unit. Unit 1 recently received a brand-new refrigerator, and Unit 2 features a newer washer. Separate electric utilities help keep operating expenses manageable. Property is currently tenant occupied with a consistent rental history. Conveniently located near downtown amenities, shopping, and local attractions, contributing to steady rental demand. Ideal opportunity for investors looking to expand their portfolio with a solid income-producing property.

20. 2025-05-05
    price $205,000
21. 2025-01-30
    price $211,000
22. 2024-11-22
    listed $218,000 Active
23. 2022-05-06
    soldstatus
24. 2022-03-04
    listed $139,900
25. 2021-07-01
    historical
26. 2021-01-10
    listed $129,500

ⓘ 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: $30,132
• − Mortgage interest: −$10,755
• − Property taxes: −$2,880
• − Insurance: −$960
• − Repairs & maintenance: −$2,411
• − Management: −$2,411
• − Depreciation: −$5,585
• Taxable income: $5,130
• Est. tax owed @ 24.0%: −$1,231
• After-tax cash flow: $6,651/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

A well-maintained 3-unit multi-family property with updated interiors and recent roof repairs, offering strong rental income potential.

Value-add opportunities

• Both landscaping — enhances curb appeal and rental value
• Both paint — refreshes interior and exterior
• Both HVAC — improves comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and rental value ↑
• Both paint — refreshes interior and exterior ↑
• Both HVAC — improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Keystone Central SD
• NCES district ID: 4212725
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 44% ▼ -10.00%
• Median HH income: $42,713
• Composite: 32.09/100
• National rank: #5810
• State rank: #384 of 539 in PA

Livability — Lock Haven

• Score: 78/100
• State rank: #275
• US rank: #2428

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lock Haven, PA
• County: Clinton County · 17,718 people
• City population: 17,718
• Metro: Lock Haven, PA
• Population (ZIP): 17,718
• Household income: $58,555
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 522.0

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 39,048 people
• By 2030: 38,812 · -0.6%
• By 2040: 38,011 · -2.7%
• By 2050: 36,931 · -5.4%
• By 2075: 34,077 · -12.7%
• By 2100: 29,683 · -24.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Black 3% Hispanic / Latino 2%
• Common ancestry: Iranian 3% Lithuanian 3% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Clinton

• 2024 margin: Solid R (+40.9) · D 29.1% · R 70.0%
• 2008→2024 swing: -38.1pp toward R · 2008: -2.8pp · 2024: -40.9pp
• All cycles: 2024: R+40.9 2020: R+36.3 2016: R+34.8 2012: R+11.3 2008: R+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -21.42%
• Current HPI: 270.5334
• Rent YoY: ▲ 7.38%
• Metro: Lock Haven, PA
• 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

+48.3% since first listed

11 events — show timeline

• 2026-05-14 Price Changed $192,000 West Penn MLS
• 2026-04-17 Price Changed $197,000 West Penn MLS
• 2026-03-20 Relisted — West Penn MLS
• 2026-03-18 Listed $199,000 West Penn MLS
• 2025-05-05 Price Changed $205,000 WBVAR
• 2025-01-30 Price Changed $211,000 WBVAR
• 2024-11-22 Listed $218,000 WBVAR
• 2022-05-06 Sold (MLS) — WBVAR
• 2022-03-04 Listed $139,900 WBVAR
• 2021-07-01 Listing Removed — BRIGHT MLS
• 2021-01-10 Listed $129,500 BRIGHT MLS