112 5th St · Renovo, PA 17764

$49,900

3 bd · 1.0 ba · 2,112 sqft · SingleFamily public records · 203 Days on market

Built 1900 1,307 sqft lot $24/sqft · 34% above area Est $37k · 34% over ↓ 17% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.4/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Clinton County, near lots of State lands. FULL VIDEO WALK THRU TOUR AVAILABLE. .. JUST ASK. large brick 3 story property. large rooms, easy drive the Bush Dam, hunting, fishing, 4 wheeler riding areas, low taxes and affordable living. No power or heat currently. Natural gas.

Key facts

• Hunting
• Low taxes
• Fishing

Tags

• HUNTING
• FISHING
• 4 WHEELER RIDING AREAS
• LOW TAXES
• AFFORDABLE LIVING
• NATURAL GAS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $617 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#1,424 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime F, amenities F, commute 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: Renovo El Sch (math 42% / reading 47%, grade F, #815 of 1,518 statewide, top 56%, 150 students, 69% FRL); Bucktail Area Ms (math 12% / reading 42%, grade F, #404 of 512 statewide, top 80%, 105 students, 71% FRL); Bucktail Hs (math 44%, 114 students, 49% FRL) — zoned schools average 63% FRL vs 44% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 18 active listings in the ZIP; 44 units permitted in Clinton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 203 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 203 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 2.49% ✓
• Cap rate: 22.46%
• Cash-on-cash: 57.73%
• DSCR: 3.57
• GRM: 3.3

CMA / ARV

• ARV (median comp): $37,287
• List price: $49,900
• Delta: 33.83%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
232 4th St	0.13mi	4/1.5 (+1)	2,069 (-2%)	12mo	$71,000	$34	74

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 51.0%
• Equity multiple: 3.23×
• Total profit: $31,223
• Equity at exit: $7,440

10-year hold

• IRR: 56.4%
• Equity multiple: 6.58×
• Total profit: $77,895
• Equity at exit: $4,314

Cash invested: $13,972 (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 17764

• Home prices YoY: -6.0%
• Active inventory: 18
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,245 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$29 /mo · $346/yr
• Insurance: −$21
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $617

Break-even live

Break-even rent $464

Max offer price $49,900

Occupancy floor 45%

Sensitivity live

Price	-10% $645	-5% $631	+0% $617	+5% $603	+10% $588
Rent	-10% $518	-5% $568	+0% $617	+5% $666	+10% $715
Rate	-1.0pp $642	-0.5pp $629	base $617	+0.5pp $604	+1.0pp $591

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $49,900 Active 203 DOM
2. 2026-06-18
   days on market $49,900 Active 202 DOM
3. 2026-06-17
   days on market $49,900 Active 201 DOM
4. 2026-06-16
   days on market $49,900 Active 200 DOM
5. 2026-06-15
   days on market $49,900 Active 199 DOM
6. 2026-06-14
   days on market $49,900 Active 197 DOM
7. 2026-06-12
   days on market $49,900 Active 196 DOM
8. 2026-06-09
   days on market $49,900 Active 193 DOM
9. 2026-06-08
   days on market $49,900 Active 192 DOM
10. 2026-06-07
    days on market $49,900 Active 191 DOM
11. 2026-06-04
    days on market $49,900 Active 187 DOM
12. 2026-06-02
    days on market $49,900 Active 186 DOM
13. 2026-06-01
    days on market $49,900 Active 185 DOM
14. 2026-05-31
    days on market $49,900 Active 184 DOM
15. 2026-05-31
    days on market $49,900 Active 183 DOM
16. 2026-01-19
    price $49,900 275-char remark

    Show marketing remark (275 chars)

    Clinton County, near lots of State lands. FULL VIDEO WALK THRU TOUR AVAILABLE. .. JUST ASK. large brick 3 story property. large rooms, easy drive the Bush Dam, hunting, fishing, 4 wheeler riding areas, low taxes and affordable living. No power or heat currently. Natural gas.

17. 2025-11-28
    listed $59,900 Active 275-char remark

    Show marketing remark (275 chars)

    Clinton County, near lots of State lands. FULL VIDEO WALK THRU TOUR AVAILABLE. .. JUST ASK. large brick 3 story property. large rooms, easy drive the Bush Dam, hunting, fishing, 4 wheeler riding areas, low taxes and affordable living. No power or heat currently. Natural gas.

ⓘ 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: $346 · $29/mo
• Projected year-2 tax: $567 · $47/mo
• Expected delta: +$221/yr (+$18/mo · 64.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 9 d/yr ≥92°F today · 20 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: $14,939
• − Mortgage interest: −$2,795
• − Property taxes: −$346
• − Insurance: −$916
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − Depreciation: −$1,452
• Taxable income: $7,041
• Est. tax owed @ 24.0%: −$1,690
• After-tax cash flow: $5,710/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: 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 — Renovo

• Score: 61/100
• State rank: #1424
• US rank: #18059

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Renovo, PA
• Population (ZIP): 2,460

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 7% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Italian 2% Russian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: ▼ -7.16%
• Current HPI: 111.66
• 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

-16.7% since first listed

2 events — show timeline

• 2026-01-19 Price Changed $49,900 WBVAR
• 2025-11-28 Listed $59,900 WBVAR

Property tax history

-9.0%/yr

Latest (2026): $346 · +5.5% YoY. Source: county tax records.