865 Main St · Coalport, PA 16627

$75,000

10 bd · 7.5 ba · 7,250 sqft · MultiFamily · 77 Days on market

Built 1900 3,049 sqft 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 5 units. estimate disagrees with records

Listing remarks MLS

Investment Opportunity at a great price. This 5-unit apartment complex is just waiting for someone to take over and start making money. Theres a bonus with this building and the entire first floor is remodeled and used as a business space. On the first floor, there's a very spacious open layout room with plenty of room to grow any business. It is currently occupied by a renter. Behind the business space there is a half bath and two spacious storage closets with an extra bonus room that was fully remodeled as well. Onto the second floor, there is two Units remodeled and ready for renting and one is currently tenant occupied. Within each apartment there is two bedrooms and one full bath. There is 3 more units located on this floor that need a little work to start making more of a profit. Electric is portioned to each Unit. Come see this place today while it lasts.

Key facts

• Half bath
• Two units remodeled
• Storage closets

Tags

• FIRST FLOOR REMODELED
• SPACIOUS OPEN LAYOUT
• HALF BATH
• STORAGE CLOSETS
• EXTRA BONUS ROOM
• TWO UNITS REMODELED

What this means for you Summary

Snapshot

• This is a 5 × 2-bed/1.5-bath units multifamily listed at $75k.

Deal economics

• At list price, monthly cash flow is $3k ($39k/yr) — positive. Per door: $642/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#1,656 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime C-, housing D+, employment D.
• Glendale SD (rural): math 39% / reading 62% proficiency, ranked #195 of 539 in PA (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 5 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 $1k of equity ($519 loan paydown + $922 appreciation (1.2% 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 (1.2% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 6.30% ✓
• Cap rate: 57.69%
• Cash-on-cash: 183.55%
• DSCR: 9.17
• GRM: 1.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.85×
• Total profit: $206,897
• Equity at exit: $26,502

10-year hold

• IRR: —
• Equity multiple: 22.86×
• Total profit: $459,013
• Equity at exit: $35,924

Cash invested: $21,000 (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 16627

• Home prices YoY: 1.2%
• Active inventory: 5
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $4,722 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$992
• Net cashflow: $3,212

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 27%

5-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 5× units	2	1.5	$4,720
Total (5 units)			$4,722

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $75,000 Active 77 DOM
2. 2026-06-18
   days on market $75,000 Active 76 DOM
3. 2026-06-17
   days on market $75,000 Active 75 DOM
4. 2026-06-16
   days on market $75,000 Active 74 DOM
5. 2026-06-15
   days on market $75,000 Active 73 DOM
6. 2026-06-14
   days on market $75,000 Active 71 DOM
7. 2026-06-13
   days on market $75,000 Active 70 DOM
8. 2026-06-10
   days on market $75,000 Active 68 DOM
9. 2026-06-09
   days on market $75,000 Active 67 DOM
10. 2026-06-08
    days on market $75,000 Active 66 DOM
11. 2026-06-07
    days on market $75,000 Active 65 DOM
12. 2026-06-02
    days on market $75,000 Active 60 DOM
13. 2026-06-01
    days on market $75,000 Active 59 DOM
14. 2026-05-31
    days on market $75,000 Active 58 DOM
15. 2026-05-30
    days on market $75,000 Active 57 DOM
16. 2026-04-03
    listed $75,000 Active 874-char remark

    Show marketing remark (874 chars)

    Investment Opportunity at a great price. This 5-unit apartment complex is just waiting for someone to take over and start making money. Theres a bonus with this building and the entire first floor is remodeled and used as a business space. On the first floor, there's a very spacious open layout room with plenty of room to grow any business. It is currently occupied by a renter. Behind the business space there is a half bath and two spacious storage closets with an extra bonus room that was fully remodeled as well. Onto the second floor, there is two Units remodeled and ready for renting and one is currently tenant occupied. Within each apartment there is two bedrooms and one full bath. There is 3 more units located on this floor that need a little work to start making more of a profit. Electric is portioned to each Unit. Come see this place today while it lasts.

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

Taxation est. · year 1

• Rental income: $56,664
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$4,533
• − Management: −$4,533
• − Depreciation: −$2,182
• Taxable income: $39,715
• Est. tax owed @ 24.0%: −$9,532
• After-tax cash flow: $29,013/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: Glendale SD
• NCES district ID: 4210830
• Math proficiency: 39% ▼ -9.00%
• Reading proficiency: 62% ▼ -3.00%
• Median HH income: $37,869
• Composite: 41.95/100
• National rank: #3350
• State rank: #195 of 539 in PA

Livability — Coalport

• Score: 55/100
• State rank: #1656
• US rank: #23230

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coalport, PA
• Population (ZIP): 2,026

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 (93%)
• Race & ethnicity: White 93% Two or more races 6% Black 1%
• Common ancestry: Romanian 12% Slovak 4% Iranian 3%
• Foreign-born: 1% · Canada
• 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: ▲ 1.23%
• Current HPI: 101.8559
• 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

• 2026-04-03 Listed $75,000 AHARMLS