1773 Spruce St · Madera, PA 16661

$19,900

3 bd · 1.0 ba · 876 sqft · Other · 55 Days on market

Built 1880 0.29 ac lot $23/sqft · 86% below area ↓ 32% since listing

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3 bedroom, 1 bath ranch situated on . 29 acres offering great potential for the right buyer. This property is in need of TLC and is ideal for investors or those looking to renovate and build equity. Features include a 1-car detached garage in need of repair and a functional layout. Bring your vision and transform this home into something special. Being sold as is.

Key facts

• 0.29 acre lot
• Garage
• Built 1880

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $20k.

Deal economics

• At list price, monthly cash flow is $647 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $19k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Moshannon Valley SD (rural): math 30% / reading 47% proficiency, ranked #382 of 539 in PA (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 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 $867 of equity ($138 loan paydown + $729 appreciation (3.7% 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 (3.7% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $10k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $19,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 5.10% ✓
• Cap rate: 45.32%
• Cash-on-cash: 139.38%
• DSCR: 7.20
• GRM: 1.6

CMA / ARV

• ARV (median comp): $142,861
• List price: $19,900
• Delta: -86.07%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

3.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.96×
• Total profit: $44,352
• Equity at exit: $9,703

10-year hold

• IRR: —
• Equity multiple: 18.82×
• Total profit: $99,307
• Equity at exit: $15,568

Cash invested: $5,572 (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 16661

• Home prices YoY: 3.3%
• Active inventory: 3
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,015 medium
• Mortgage (P&I): −$104
• Tax from tax record: −$42 /mo · $507/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $647

Break-even live

Break-even rent $196

Max offer price $19,900

Occupancy floor 31%

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-07
   statusdays on market $19,900 Pending 55 DOM
2. 2026-06-04
   days on market $19,900 Active 54 DOM
3. 2026-06-02
   days on market $19,900 Active 53 DOM
4. 2026-06-01
   days on market $19,900 Active 52 DOM
5. 2026-05-31
   days on market $19,900 Active 51 DOM
6. 2026-04-29
   price $24,900 366-char remark

   Show marketing remark (366 chars)

   3 bedroom, 1 bath ranch situated on . 29 acres offering great potential for the right buyer. This property is in need of TLC and is ideal for investors or those looking to renovate and build equity. Features include a 1-car detached garage in need of repair and a functional layout. Bring your vision and transform this home into something special. Being sold as is.

7. 2026-04-10
   listed $29,900 Active 366-char remark

   Show marketing remark (366 chars)

   3 bedroom, 1 bath ranch situated on . 29 acres offering great potential for the right buyer. This property is in need of TLC and is ideal for investors or those looking to renovate and build equity. Features include a 1-car detached garage in need of repair and a functional layout. Bring your vision and transform this home into something special. Being sold as is.

8. 2019-03-22
   historical
9. 2018-09-21
   listed $36,500

ⓘ 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: $507 · $42/mo
• Projected year-2 tax: $507 · $42/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,183
• − Mortgage interest: −$1,115
• − Property taxes: −$507
• − Insurance: −$100
• − Repairs & maintenance: −$975
• − Management: −$975
• − Depreciation: −$579
• Taxable income: $7,934
• Est. tax owed @ 24.0%: −$1,904
• After-tax cash flow: $5,862/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: Moshannon Valley SD
• NCES district ID: 4215960
• Math proficiency: 30% ▼ -9.00%
• Reading proficiency: 47% ▼ -9.00%
• Median HH income: $39,608
• Composite: 32.19/100
• National rank: #5782
• State rank: #382 of 539 in PA

Livability — Madera

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 922

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 (93%)
• Race & ethnicity: White 93% Asian 3%
• Common ancestry: Romanian 5% Scotch-Irish 2% Lithuanian 2%
• Languages at home: 99% English-only · Other Asian/Pacific 1%

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: ▲ 3.67%
• Current HPI: 114.3359
• 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

-31.8% since first listed

4 events — show timeline

• 2026-04-29 Price Changed $24,900 BRIGHT MLS
• 2026-04-10 Listed $29,900 BRIGHT MLS
• 2019-03-22 Listing Removed — BRIGHT MLS
• 2018-09-21 Listed $36,500 BRIGHT MLS

Property tax history

+1.7%/yr

Latest (2026): $507 · +5.9% YoY. Source: county tax records.