519 Wood St · New Bethlehem, PA 16242

$130,000

6 bd · 3.0 ba · 600 sqft · SingleFamily public records · 1266 Days on market

Built 1902 9,583 sqft lot $217/sqft · 377% above area Est $91k · 43% over

---

Why this score? — see what drove the F 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 +9.7/30.0
• Appreciation +6.0/10.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

3 unit (2 building) rental property in a convenient location. Newer roofs on each building. All appliances in each apartment are included in the sale. Established renters and well-maintained apartments.

Key facts

• 9,583 sq ft lot
• 4 parking spots
• Built 1902

Property features AI

Finance

• Other: Tax annual amount: $1,846

Exterior

• Parking: 4 parking spaces
• Utilities: Public water; Public sewer; Natural gas connected/available
• Home design: Residential income property; Composition roof; Frame construction with vinyl siding
• Construction: Frame construction; Vinyl siding
• Exterior features: Front porch; 68' x 161' lot (approx. 0.22 acre); R1 zoning

Interior

• Heating & cooling: Forced-air heating; Has cooling
• Interior features: Gas water heater; Finished full basement; 13 total rooms

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (20.8% below list).
• Recommended offer: $103k (20.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#918 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities F, commute F.
• Redbank Valley SD (rural): math 36% / reading 64% proficiency, ranked #192 of 539 in PA (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 7 active listings in the ZIP; 25 units permitted in Clarion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($899 loan paydown + $3k appreciation (2.0% local appreciation)).
• Clarion County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 1266 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $30k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $130k implies a 333% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $102,931 (20.8% 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 1266 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1902 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.79% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.81%
• DSCR: 0.87
• GRM: 10.5

CMA / ARV

• ARV (median comp): $90,756
• List price: $130,000
• Delta: 43.24%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

1.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.7%
• Equity multiple: 1.09×
• Total profit: $3,277
• Equity at exit: $51,039

10-year hold

• IRR: 5.7%
• Equity multiple: 1.78×
• Total profit: $28,366
• Equity at exit: $73,317

Cash invested: $36,400 (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 16242

• Home prices YoY: 0.9%
• Active inventory: 7
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,029 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $-85

Break-even live

Break-even rent $1,137

Max offer price $117,665

Occupancy floor —

Sensitivity live

Price	-10% $5	-5% $-40	+0% $-85	+5% $-130	+10% $-175
Rent	-10% $-167	-5% $-126	+0% $-85	+5% $-45	+10% $-4
Rate	-1.0pp $-20	-0.5pp $-52	base $-85	+0.5pp $-119	+1.0pp $-153

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $130,000 Active 1266 DOM
2. 2026-06-17
   days on market $130,000 Active 1265 DOM
3. 2026-06-16
   days on market $130,000 Active 1264 DOM
4. 2026-06-15
   days on market $130,000 Active 1263 DOM
5. 2026-06-13
   days on market $130,000 Active 1261 DOM
6. 2026-06-12
   days on market $130,000 Active 1260 DOM
7. 2026-06-09
   days on market $130,000 Active 1257 DOM
8. 2026-06-08
   days on market $130,000 Active 1256 DOM
9. 2026-06-08
   days on market $130,000 Active 1255 DOM
10. 2026-06-05
    days on market $130,000 Active 1253 DOM
11. 2026-06-04
    days on market $130,000 Active 1251 DOM
12. 2026-06-02
    days on market $130,000 Active 1250 DOM
13. 2026-06-01
    days on market $130,000 Active 1249 DOM
14. 2026-05-31
    days on market $130,000 Active 1248 DOM
15. 2026-02-06
    status Active
16. 2025-12-06
    historical Active Under Contract
17. 2025-08-11
    status Active
18. 2024-06-26
    price $130,000
19. 2023-09-07
    status Active
20. 2023-01-13
    status Active
21. 2022-09-29
    price $140,000
22. 2022-08-05
    listed $160,000 Active
23. 2017-01-04
    soldstatus $30,000 202-char remark

    Show marketing remark (202 chars)

    3 unit (2 building) rental property in a convenient location. Newer roofs on each building. All appliances in each apartment are included in the sale. Established renters and well-maintained apartments.

24. 2016-12-29
    soldstatus $30,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥93°F today · 19 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: $12,352
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$988
• − Management: −$988
• − Depreciation: −$3,782
• Taxable loss: −$3,288
• Est. tax savings @ 24.0%: +$789
• After-tax cash flow: $-234/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: Redbank Valley SD
• NCES district ID: 4220130
• Math proficiency: 36% ▼ -10.00%
• Reading proficiency: 64% ▬ 0.00%
• Median HH income: $42,704
• Composite: 41.97/100
• National rank: #3344
• State rank: #192 of 539 in PA

Livability — New Bethlehem

• Score: 68/100
• State rank: #918
• US rank: #9929

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Bethlehem, PA
• Population (ZIP): 4,328

Population outlook (Clarion County) Hauer SSP2

• Today (2025): 37,796 people
• By 2030: 36,830 · -2.6%
• By 2040: 34,113 · -9.7%
• By 2050: 31,092 · -17.7%
• By 2075: 24,200 · -36.0%
• By 2100: 18,737 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Serbian 2% Iranian 2% Italian 2%
• Foreign-born: 1%

Political lean MEDSL · Clarion

• 2024 margin: Solid R (+53.1) · D 23.1% · R 76.2%
• 2008→2024 swing: -30.7pp toward R · 2008: -22.4pp · 2024: -53.1pp
• All cycles: 2024: R+53.1 2020: R+50.8 2016: R+47.4 2012: R+36.1 2008: R+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.97%
• Current HPI: 227.3021
• 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

+333.3% since first listed

10 events — show timeline

• 2026-02-06 Relisted — AVBREALTORS
• 2025-12-06 Contingent — AVBREALTORS
• 2025-08-11 Relisted — AVBREALTORS
• 2024-06-26 Price Changed $130,000 AVBREALTORS
• 2023-09-07 Relisted — AVBREALTORS
• 2023-01-13 Relisted — AVBREALTORS
• 2022-09-29 Price Changed $140,000 AVBREALTORS
• 2022-08-05 Listed $160,000 AVBREALTORS
• 2017-01-04 Sold (MLS) $30,000 AVBREALTORS
• 2016-12-29 Sold (Public Records) $30,000 Public Records

Property tax history

+17.0%/yr

Latest (2026): $8,869 · +380.4% YoY. Source: county tax records.