320 Telcott St · Morris, PA 16840

$84,000

3 bd · 1.0 ba · 1,120 sqft · Other · 3 Days on market

Built 1887 0.63 ac 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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Home is in foreclosure status: The 1st 15 days of listing period the property is Exclusively available for sale to Owner-Occupant Buyers, HUD-approved Nonprofits, and Governmental Entities and after the expiration of 15 days it is available for sale for any other investor. Home is being sold strictly "AS-IS WHERE IS". Seller will make no repairs. Seller will not contribute to buyers closing costs.

Key facts

• 0.63 acre lot
• 2 garage spots
• Built 1887

Property features AI

Finance

• Other: Fee simple ownership; Approximately 1,120 sq ft finished above grade and about 400 sq ft below grade (estimated); Ground rent paid annually

Exterior

• Parking: Detached side-entry garage with two spaces; Driveway
• Utilities: Public water service; Public sewer service; Oil for heating and hot water
• Home design: Detached structure; Metal roof
• Construction: Brick and stone construction; Block foundation; Building not winterized; Above-grade and below-grade structures
• Exterior features: Partially fenced with aluminum fencing; Public water and public sewer

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Hot water baseboard heating; Oil-fired heating and hot water
• Interior features: Drywall and wood wall finishes; One brick fireplace; Basement with outside entrance; Not furnished; Two or more access exits

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $84k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• West Branch Area SD (rural): math 30% / reading 49% proficiency, ranked #363 of 539 in PA (top 67%) — 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 $766 of equity ($581 loan paydown + $185 appreciation (0.2% 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 (0.2% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y 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 1887 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,000

Questions for the listing agent

1. Built in 1887 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.27% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.37%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.2%
• Equity multiple: 1.64×
• Total profit: $15,125
• Equity at exit: $25,321

10-year hold

• IRR: 17.7%
• Equity multiple: 2.99×
• Total profit: $46,749
• Equity at exit: $31,190

Cash invested: $23,520 (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 16840

• Home prices YoY: 0.2%
• Active inventory: 3
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,068 medium
• Mortgage (P&I): −$441
• Tax from tax record: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $262

Break-even live

Break-even rent $736

Max offer price $84,000

Occupancy floor 70%

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-18
   days on market $84,000 Active 3 DOM
2. 2026-06-17
   days on market $84,000 Active 2 DOM
3. 2026-06-16
   remarks 402-char remark
4. 2026-06-16
   listed $84,000 Active 1 DOM

ⓘ 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: $1,274 · $106/mo
• Projected year-2 tax: $1,301 · $108/mo
• Expected delta: +$26/yr (+$2/mo · 2.1%)

ⓘ 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 ≥92°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: $12,817
• − Mortgage interest: −$4,705
• − Property taxes: −$1,274
• − Insurance: −$420
• − Repairs & maintenance: −$1,025
• − Management: −$1,025
• − Depreciation: −$2,444
• Taxable income: $1,923
• Est. tax owed @ 24.0%: −$461
• After-tax cash flow: $2,683/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: West Branch Area SD
• NCES district ID: 4225230
• Math proficiency: 30% ▼ -9.00%
• Reading proficiency: 49% ▼ -10.00%
• Median HH income: $44,732
• Composite: 33.5/100
• National rank: #5444
• State rank: #363 of 539 in PA

Livability — Morris

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

Census & demographics

• Census place: Hawk Run, PA
• Population (ZIP): 247

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Iranian 16% Romanian 5%

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: ▲ 0.22%
• Current HPI: 137.3258
• 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

+2.4% since first listed

8 events — show timeline

• 2026-06-15 Listed $84,000 BRIGHT MLS
• 2021-06-17 Sold (Public Records) $77,900 Public Records
• 2020-02-01 Listing Removed — BRIGHT MLS
• 2019-07-31 Listed $86,500 BRIGHT MLS
• 2016-07-06 Listing Removed — BRIGHT MLS
• 2016-02-08 Listed $89,500 BRIGHT MLS
• 2006-06-16 Sold (MLS) $84,800 BRIGHT MLS
• 2006-03-21 Listed $82,000 BRIGHT MLS

Property tax history

+3.0%/yr

Latest (2026): $1,274 · +7.8% YoY. Source: county tax records.