457 Montmorenci Ave · Ridgway, PA 15853

$179,000

1 bd · 2.0 ba · 1,581 sqft · SingleFamily public records · 34 Days on market

Built 1950 9,583 sqft lot

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.1/30.0
• Schools +5.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0

Listing remarks

This fully remolded home features brand new flooring, appliances, light fixtures, hot water tank, front and rear exterior doors, plus newer wiring, and newer windows! The stylish kitchen showcases a tile backsplash and quartz countertops, while the spacious living room offers a wood burning fireplace. Enjoy two fully updated modern bathrooms, including a main-level bath with a dual vanity and walk-in tiled glass shower. Outside, the fenced-in backyard and covered deck create the perfect space for entertaining.

Key facts

• Hot water tank
• New flooring
• New appliances

Tags

• NEW FLOORING
• NEW APPLIANCES
• NEW LIGHT FIXTURES
• HOT WATER TANK
• NEWER WIRING
• NEWER WINDOWS

Property features AI

Finance

• Other: Property type: Residential single-unit
• Financial info: Annual tax noted (amount not included per instructions)
• HOA & community: Not specified

Exterior

• Parking: 1-car garage; Concrete and gravel parking areas
• Security: Not specified
• Utilities: Public water; Public sewer
• Home design: Single-family residential; R-1 zoning
• Construction: Block foundation
• Exterior features: Deck; Shingle roof; Vinyl siding

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Total of 5 rooms (bedroom count not specified)
• Flooring: Not specified
• Bathrooms: Not specified
• Heating & cooling: Baseboard heating; Electric heating
• Interior features: Insulated windows; Basement (finished area below grade)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $-410 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $107k (40.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $101k (43.8% below list).
• Recommended offer: $101k (43.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#1,032 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, schools A; Watch: health & safety D, amenities F, commute F.
• Ridgway Area SD (town): math 53% / reading 68% proficiency, ranked #79 of 539 in PA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 25 active listings in the ZIP; 53 units permitted in Elk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Elk County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,682 (43.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.56% ✗
• Cap rate: 3.54%
• Cash-on-cash: -9.83%
• DSCR: 0.56
• GRM: 14.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 2.42×
• Total profit: $71,345
• Equity at exit: $161,257

10-year hold

• IRR: 16.4%
• Equity multiple: 5.60×
• Total profit: $230,648
• Equity at exit: $347,758

Cash invested: $50,120 (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 15853

• Home prices YoY: 9.2%
• Active inventory: 25
• Price-to-rent: 14.8×

Monthly cashflow live

• Estimated rent: $1,007 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$193 /mo · $2,310/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $-410

Break-even live

Break-even rent $1,526

Max offer price $106,501

Occupancy floor —

Sensitivity live

Price	-10% $-309	-5% $-360	+0% $-410	+5% $-461	+10% $-512
Rent	-10% $-490	-5% $-450	+0% $-410	+5% $-371	+10% $-331
Rate	-1.0pp $-320	-0.5pp $-365	base $-410	+0.5pp $-457	+1.0pp $-504

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $179,000 Active 34 DOM
2. 2026-06-21
   days on market $179,000 Active 33 DOM
3. 2026-06-18
   days on market $179,000 Active 31 DOM
4. 2026-06-17
   days on market $179,000 Active 30 DOM
5. 2026-06-16
   days on market $179,000 Active 29 DOM
6. 2026-06-15
   days on market $179,000 Active 28 DOM
7. 2026-06-13
   days on market $179,000 Active 26 DOM
8. 2026-06-12
   days on market $179,000 Active 25 DOM
9. 2026-06-09
   days on market $179,000 Active 22 DOM
10. 2026-06-08
    days on market $179,000 Active 21 DOM
11. 2026-06-08
    days on market $179,000 Active 20 DOM
12. 2026-06-04
    days on market $179,000 Active 16 DOM
13. 2026-06-02
    days on market $179,000 Active 15 DOM
14. 2026-06-01
    days on market $179,000 Active 14 DOM
15. 2026-05-31
    days on market $179,000 Active 13 DOM
16. 2026-05-18
    listed $195,000 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: $2,310 · $193/mo
• Projected year-2 tax: $2,569 · $214/mo
• Expected delta: +$259/yr (+$22/mo · 11.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,082
• − Mortgage interest: −$10,027
• − Property taxes: −$2,310
• − Insurance: −$895
• − Repairs & maintenance: −$967
• − Management: −$967
• − Depreciation: −$5,207
• Taxable loss: −$8,290
• Est. tax savings @ 24.0%: +$1,990
• After-tax cash flow: $-2,935/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: Ridgway Area SD
• NCES district ID: 4220310
• Math proficiency: 53% ▼ -8.00%
• Reading proficiency: 68% ▼ -4.00%
• Median HH income: $43,406
• Composite: 50.8/100
• National rank: #1807
• State rank: #79 of 539 in PA

Livability — Ridgway

• Score: 66/100
• State rank: #1032
• US rank: #11497

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ridgway, PA
• Population (ZIP): 6,330

Population outlook (Elk County) Hauer SSP2

• Today (2025): 28,567 people
• By 2030: 27,172 · -4.9%
• By 2040: 24,111 · -15.6%
• By 2050: 20,967 · -26.6%
• By 2075: 15,355 · -46.2%
• By 2100: 10,418 · -63.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Romanian 7% Lithuanian 2% Italian 2%
• Foreign-born: 1% · China

Political lean MEDSL · Elk

• 2024 margin: Solid R (+47.0) · D 26.1% · R 73.1%
• 2008→2024 swing: -51.3pp toward R · 2008: 4.3pp · 2024: -47.0pp
• All cycles: 2024: R+47.0 2020: R+45.1 2016: R+43.8 2012: R+15.7 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.34%
• Current HPI: 122.9988
• 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

• 2026-05-18 Listed $195,000 ECBR

Property tax history

+2.1%/yr

Latest (2026): $2,310 · +4.1% YoY. Source: county tax records.