629 South St · Clarion, PA 16214

$140,000

9 bd · 3.0 ba · 1,404 sqft · MultiFamily public records · 98 Days on market

Built 1930 5,227 sqft lot $100/sqft · 153% above area Est $123k · 13% over ↓ 3% since listing

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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
• 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
• ARV discount +1.4/15.0

Multi-family units

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

Listing remarks MLS

Prime investment opportunity in the heart of Clarion! This well-positioned 3-unit multifamily property offers strong rental history and immediate income with long-term tenants already in place. Located right in the center of town, the building features two spacious townhouse-style front units—each with its own attached garage—along with a separate single-level unit offering convenient, easy access. Unit 1 is a 2-bedroom townhouse with garage, Unit 2 is a 4-bedroom townhouse with garage, and Unit 3 is a comfortable single-level 2-bedroom unit. All three units are fully occupied, providing dependable rental income from day one, while the desirable in-town location and versatile layout continue to attract tenants. Whether you're expanding your portfolio or entering the multifamily market, this property combines location, steady occupancy, and income potential.

Key facts

• Long-term tenants
• Attached garage
• Immediate income

Tags

• INVESTMENT OPPORTUNITY
• STRONG RENTAL HISTORY
• IMMEDIATE INCOME
• LONG-TERM TENANTS
• SPACIOUS TOWNHOUSE-STYLE UNITS
• ATTACHED GARAGE

What this means for you Summary

Snapshot

• This is a 2×2bd/1ba + 1×4bd/1ba units multifamily listed at $140k.

Deal economics

• At list price, monthly cash flow is $697 ($8k/yr) — positive. Per door: $232/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.

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; 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 $968 of loan paydown is wiped out by about $3k 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 $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $127,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 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 1930 — 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. 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?
8. 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.
9. 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.
10. 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: 1.50% ✓
• Cap rate: 12.27%
• Cash-on-cash: 21.34%
• DSCR: 1.95
• GRM: 5.5

CMA / ARV

• ARV (median comp): $123,351
• List price: $140,000
• Delta: 13.50%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 15.3%
• Equity multiple: 1.63×
• Total profit: $24,868
• Equity at exit: $24,203

10-year hold

• IRR: 23.2%
• Equity multiple: 3.08×
• Total profit: $81,671
• Equity at exit: $17,900

Cash invested: $39,200 (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: 22.4×

Monthly cashflow live

• Estimated rent: $2,107 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $697

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 62%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,040
1× unit	4	1	$1,067
Total (3 units)			$2,107

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $140,000 Active 98 DOM
2. 2026-06-17
   days on market $140,000 Active 97 DOM
3. 2026-06-16
   days on market $140,000 Active 96 DOM
4. 2026-06-15
   days on market $140,000 Active 95 DOM
5. 2026-06-13
   days on market $140,000 Active 93 DOM
6. 2026-06-12
   days on market $140,000 Active 92 DOM
7. 2026-06-09
   days on market $140,000 Active 89 DOM
8. 2026-06-08
   days on market $140,000 Active 88 DOM
9. 2026-06-08
   days on market $140,000 Active 87 DOM
10. 2026-06-07
    days on market $140,000 Active 86 DOM
11. 2026-06-04
    days on market $140,000 Active 83 DOM
12. 2026-06-03
    price $140,000 Active 82 DOM
13. 2026-06-02
    days on market $145,000 Active 82 DOM
14. 2026-06-01
    days on market $145,000 Active 81 DOM
15. 2026-05-31
    days on market $145,000 Active 80 DOM
16. 2026-04-16
    price $145,000 881-char remark

    Show marketing remark (881 chars)

    Prime investment opportunity in the heart of Clarion! This well-positioned 3-unit multifamily property offers strong rental history and immediate income with long-term tenants already in place. Located right in the center of town, the building features two spacious townhouse-style front units—each with its own attached garage—along with a separate single-level unit offering convenient, easy access. Unit 1 is a 2-bedroom townhouse with garage, Unit 2 is a 4-bedroom townhouse with garage, and Unit 3 is a comfortable single-level 2-bedroom unit. All three units are fully occupied, providing dependable rental income from day one, while the desirable in-town location and versatile layout continue to attract tenants. Whether you're expanding your portfolio or entering the multifamily market, this property combines location, steady occupancy, and income potential.

17. 2026-03-12
    listed $150,000 Active 881-char remark

    Show marketing remark (881 chars)

    Prime investment opportunity in the heart of Clarion! This well-positioned 3-unit multifamily property offers strong rental history and immediate income with long-term tenants already in place. Located right in the center of town, the building features two spacious townhouse-style front units—each with its own attached garage—along with a separate single-level unit offering convenient, easy access. Unit 1 is a 2-bedroom townhouse with garage, Unit 2 is a 4-bedroom townhouse with garage, and Unit 3 is a comfortable single-level 2-bedroom unit. All three units are fully occupied, providing dependable rental income from day one, while the desirable in-town location and versatile layout continue to attract tenants. Whether you're expanding your portfolio or entering the multifamily market, this property combines location, steady occupancy, and income potential.

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 18 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: $25,284
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$2,023
• − Management: −$2,023
• − Depreciation: −$4,073
• Taxable income: $6,524
• Est. tax owed @ 24.0%: −$1,566
• After-tax cash flow: $6,799/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

-3.3% since first listed

2 events — show timeline

• 2026-04-16 Price Changed $145,000 AVBREALTORS
• 2026-03-12 Listed $150,000 AVBREALTORS

Property tax history

+14.0%/yr

Latest (2026): $9,186 · +219.5% YoY. Source: county tax records.