5555 Glen Hope Blvd · Glen Hope, PA 16645

$118,000

3 bd · 1.0 ba · 1,200 sqft · Other · 74 Days on market

Built 1945 1.00 ac lot ↓ 2% since listing

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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 +20.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Appreciation +5.0/10.0
• 1% rule +4.6/10.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

A charming 3 bedroom, 1 bath Cape Cod on a large acre lot. Integral 1 car garage. Covered front porch, and a rear entry mudroom with built in bench and storage seating. A nice floor plan featuring a bedroom and full bath on the first floor. Large living room, a central, eat-in kitchen and formal dining room. Upstairs are 2 bedrooms. Original hardwood floors throughout. New roof in 2020. A solid house with great bones. Come take a look!

Key facts

• Covered front porch
• Built in bench
• Storage seating

Tags

• INTEGRAL GARAGE
• COVERED FRONT PORCH
• REAR ENTRY MUDROOM
• BUILT IN BENCH
• STORAGE SEATING
• ORIGINAL HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $118k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (3.5% below list).
• Recommended offer: $111k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#1,443 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, employment B; Watch: crime C-, schools F, amenities F.
• 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: 1 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 $4k of equity ($816 loan paydown + $4k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($111k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,920 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 0.96% ✗
• Cap rate: 7.83%
• Cash-on-cash: 5.47%
• DSCR: 1.24
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 12.6%
• Equity multiple: 1.72×
• Total profit: $23,791
• Equity at exit: $53,058

10-year hold

• IRR: 14.6%
• Equity multiple: 3.16×
• Total profit: $71,226
• Equity at exit: $81,769

Cash invested: $33,040 (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 16645

• Active inventory: 1
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,138 medium
• Mortgage (P&I): −$619
• Tax from tax record: −$81 /mo · $966/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $151

Break-even live

Break-even rent $947

Max offer price $118,000

Occupancy floor 82%

Sensitivity live

Price	-10% $218	-5% $184	+0% $151	+5% $117	+10% $84
Rent	-10% $61	-5% $106	+0% $151	+5% $196	+10% $241
Rate	-1.0pp $210	-0.5pp $181	base $151	+0.5pp $120	+1.0pp $89

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $118,000 Active 74 DOM
2. 2026-06-18
   days on market $118,000 Active 72 DOM
3. 2026-06-17
   days on market $118,000 Active 71 DOM
4. 2026-06-16
   days on market $118,000 Active 70 DOM
5. 2026-06-15
   days on market $118,000 Active 69 DOM
6. 2026-06-13
   days on market $118,000 Active 67 DOM
7. 2026-06-12
   days on market $118,000 Active 66 DOM
8. 2026-06-09
   days on market $118,000 Active 63 DOM
9. 2026-06-08
   days on market $118,000 Active 62 DOM
10. 2026-06-08
    days on market $118,000 Active 61 DOM
11. 2026-06-07
    days on market $118,000 Active 60 DOM
12. 2026-06-04
    days on market $118,000 Active 57 DOM
13. 2026-06-02
    days on market $118,000 Active 56 DOM
14. 2026-06-01
    days on market $118,000 Active 55 DOM
15. 2026-05-31
    days on market $118,000 Active 54 DOM
16. 2026-05-09
    price $118,000 439-char remark

    Show marketing remark (439 chars)

    A charming 3 bedroom, 1 bath Cape Cod on a large acre lot. Integral 1 car garage. Covered front porch, and a rear entry mudroom with built in bench and storage seating. A nice floor plan featuring a bedroom and full bath on the first floor. Large living room, a central, eat-in kitchen and formal dining room. Upstairs are 2 bedrooms. Original hardwood floors throughout. New roof in 2020. A solid house with great bones. Come take a look!

17. 2026-04-07
    listed $120,000 Active 439-char remark

    Show marketing remark (439 chars)

    A charming 3 bedroom, 1 bath Cape Cod on a large acre lot. Integral 1 car garage. Covered front porch, and a rear entry mudroom with built in bench and storage seating. A nice floor plan featuring a bedroom and full bath on the first floor. Large living room, a central, eat-in kitchen and formal dining room. Upstairs are 2 bedrooms. Original hardwood floors throughout. New roof in 2020. A solid house with great bones. Come take a look!

ⓘ 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: $966 · $81/mo
• Projected year-2 tax: $1,415 · $118/mo
• Expected delta: +$449/yr (+$37/mo · 46.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 18 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: $13,659
• − Mortgage interest: −$6,610
• − Property taxes: −$966
• − Insurance: −$590
• − Repairs & maintenance: −$1,093
• − Management: −$1,093
• − Depreciation: −$3,433
• Taxable loss: −$125
• Est. tax savings @ 24.0%: +$30
• After-tax cash flow: $1,839/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 — Glen Hope

• Score: 61/100
• State rank: #1443
• US rank: #18455

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glen Hope, PA
• City population: 212
• Population (ZIP): 212

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 (99%)
• Race & ethnicity: White 99% Hispanic / Latino 1%
• Common ancestry: Scotch-Irish 16% Romanian 12% Iranian 4%
• Languages at home: 99% English-only · Spanish 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: —
• Current HPI: —
• 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

-1.7% since first listed

2 events — show timeline

• 2026-05-09 Price Changed $118,000 BRIGHT MLS
• 2026-04-07 Listed $120,000 BRIGHT MLS

Property tax history

+1.8%/yr

Latest (2026): $966 · +5.8% YoY. Source: county tax records.