321 Frills Corners Rd · Washington, PA 16353

$89,900

3 bd · 1.5 ba · 736 sqft · SingleFamily public records · 18 Days on market

Built 1880 2.23 ac lot

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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 +20.9/30.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• Schools +4.3/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Home or camp this two story dwelling has lots to offer including a nearly 2+ acre lot with park like setting. Home is located at the end of a dead end road offering good privacy and room to stretch out. Older 30' x 48' garage offers space for vehicles AND workshop area. Inviting covered rear porch is ready for some visitors. Oak kitchen with full appliances. Huge living room/family room area. First floor laundry. First floor full bath and second floor 1/2 bath. Remaining items in the house and garage are included except the riding mower and ladder. Escape to this retreat. Did I mention it has a small creek on property too? Sorry, property will not pass for VA/FHA/USDA due to spring wate

Key facts

• End of dead end road
• Park like setting
• Space for vehicles

Tags

• NEARLY 2 ACRE LOT
• PARK LIKE SETTING
• END OF DEAD END ROAD
• GOOD PRIVACY
• OLDER GARAGE
• SPACE FOR VEHICLES

Property features AI

Exterior

• Parking: Detached oversized garage; 2.5 parking spaces (including covered spaces)
• Utilities: Spring water source; Septic tank; 100 amp electric service
• Home design: Residential property; Two stories; Camp/Seasonal and Residential subtype
• Construction: Aluminum siding; Composition roof; Combination foundation; Built on two levels
• Exterior features: Patio; Porch

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Flooring: Vinyl; Other
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Space heater; No central air
• Interior features: High speed internet; Crawl space and partial basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($945 rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 2.8% in Washington — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 85/100 on livability (#77 in PA, #558 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D-.
• North Clarion County SD (rural): math 45% / reading 56% proficiency, ranked #178 of 539 in PA (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: North Clarion Co El Sch (math 42% / reading 57%, grade D, #654 of 1,518 statewide, top 47%, 322 students, 48% FRL); North Clarion Co Jshs (math 47% / reading 57%, grade D+, #115 of 437 statewide, top 27%, 286 students, 32% FRL).
• Market conditions: 28 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 $6k of equity ($622 loan paydown + $5k appreciation (5.9% local appreciation)).
• Clarion County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, 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 18 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1880 — 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. Schools are B-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?
4. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 7.97%
• Cash-on-cash: 5.99%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 2.33×
• Total profit: $33,384
• Equity at exit: $55,893

10-year hold

• IRR: 19.4%
• Equity multiple: 4.66×
• Total profit: $92,120
• Equity at exit: $100,828

Cash invested: $25,172 (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 16353

• Home prices YoY: 4.2%
• Active inventory: 28
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $945 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $126

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 82%

Sensitivity live

Price	-10% $188	-5% $157	+0% $126	+5% $95	+10% $63
Rent	-10% $51	-5% $88	+0% $126	+5% $163	+10% $200
Rate	-1.0pp $171	-0.5pp $148	base $126	+0.5pp $102	+1.0pp $79

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $89,900 Active 18 DOM
2. 2026-06-21
   days on market $89,900 Active 17 DOM
3. 2026-06-18
   days on market $89,900 Active 15 DOM
4. 2026-06-17
   days on market $89,900 Active 14 DOM
5. 2026-06-16
   days on market $89,900 Active 13 DOM
6. 2026-06-15
   days on market $89,900 Active 12 DOM
7. 2026-06-13
   days on market $89,900 Active 10 DOM
8. 2026-06-12
   days on market $89,900 Active 9 DOM
9. 2026-06-09
   days on market $89,900 Active 6 DOM
10. 2026-06-08
    days on market $89,900 Active 5 DOM
11. 2026-06-08
    days on market $89,900 Active 4 DOM
12. 2026-06-07
    days on market $89,900 Active 3 DOM
13. 2026-06-04
    remarks 699-char remark
14. 2026-06-04
    listed $89,900 Active 1 DOM

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,345
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$908
• − Management: −$908
• − Depreciation: −$2,615
• Taxable income: $80
• Est. tax owed @ 24.0%: −$19
• After-tax cash flow: $1,488/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: North Clarion County SD
• NCES district ID: 4217130
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 56% ▼ -11.00%
• Median HH income: $45,965
• Composite: 42.77/100
• National rank: #3153
• State rank: #178 of 539 in PA

Livability — Washington

• Score: 85/100
• State rank: #77
• US rank: #558

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 50,348
• Population (ZIP): 2,459

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: Romanian 5% Lithuanian 2% Iranian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · German/W. Germanic 4%

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: ▲ 5.89%
• Current HPI: 146.6533
• 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

• 2026-06-03 Listed $89,900 AVBREALTORS

Property tax history

+26.9%/yr

Latest (2026): $9,195 · +727.5% YoY. Source: county tax records.