97 Robin Ln · Millcreek, PA 16258

$150,000

2 bd · 1.5 ba · 780 sqft · SingleFamily public records · 60 Days on market

Built 1956 1.00 ac lot $192/sqft · 33% below area Est $225k · 33% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +7.1/30.0
• Appreciation +5.0/10.0
• Schools +4.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• 1% rule +0.7/10.0

Listing remarks

Charming country retreat offering a peaceful setting and plenty of potential! This well-maintained 2-bedroom, 1-bath home features a newer metal roof and has been cared for with pride. Whether you're looking for a weekend getaway, hunting camp, or a full-time residence, this property fits the bill. The two-stall garage provides ample storage for vehicles, tools, or recreational equipment. . Ready for its next owner—come enjoy the simplicity and serenity of country living!

Key facts

• Two stall garage
• Newer metal roof
• Extra .5 acre lot

Tags

• NEWER METAL ROOF
• TWO STALL GARAGE
• EXTRA .5 ACRE LOT

Property features AI

Exterior

• Parking: Detached garage; Off-street parking
• Utilities: Septic tank; Cistern water source
• Home design: Single-story home; Resale property; Metal roof
• Construction: Metal roof
• Exterior features: 1-acre lot

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Bedroom on main level
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Oil heating
• Interior features: Walk-out basement; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-211 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (24.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (43.1% below list).
• Recommended offer: $85k (43.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Clarion-Limestone Area SD (rural): math 48% / reading 65% proficiency, ranked #116 of 539 in PA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Clarion-Limestone El Sch (math 47% / reading 69%, grade C+, #430 of 1,518 statewide, top 29%, 425 students, 53% FRL); Clarion-Limestone Area Jshs (math 52% / reading 52%, grade D+, #115 of 437 statewide, top 27%, 353 students, 39% FRL).
• Market conditions: 8 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 ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• Clarion County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,396 (43.1% 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 60 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.57% ✗
• Cap rate: 4.61%
• Cash-on-cash: -6.02%
• DSCR: 0.73
• GRM: 14.6

CMA / ARV

• ARV (median comp): $224,555
• List price: $150,000
• Delta: -33.20%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.9%
• Equity multiple: 1.11×
• Total profit: $4,559
• Equity at exit: $67,446

10-year hold

• IRR: 5.4%
• Equity multiple: 1.83×
• Total profit: $34,967
• Equity at exit: $103,943

Cash invested: $42,000 (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 16258

• Active inventory: 8
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $854 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$36 /mo · $437/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $-211

Break-even live

Break-even rent $1,121

Max offer price $112,749

Occupancy floor —

Sensitivity live

Price	-10% $-126	-5% $-168	+0% $-211	+5% $-253	+10% $-296
Rent	-10% $-278	-5% $-245	+0% $-211	+5% $-177	+10% $-143
Rate	-1.0pp $-135	-0.5pp $-173	base $-211	+0.5pp $-250	+1.0pp $-289

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $150,000 Active 60 DOM
2. 2026-06-21
   days on market $150,000 Active 59 DOM
3. 2026-06-18
   days on market $150,000 Active 57 DOM
4. 2026-06-17
   days on market $150,000 Active 56 DOM
5. 2026-06-16
   days on market $150,000 Active 55 DOM
6. 2026-06-15
   days on market $150,000 Active 54 DOM
7. 2026-06-13
   days on market $150,000 Active 52 DOM
8. 2026-06-12
   days on market $150,000 Active 51 DOM
9. 2026-06-09
   days on market $150,000 Active 48 DOM
10. 2026-06-08
    days on market $150,000 Active 47 DOM
11. 2026-06-08
    days on market $150,000 Active 46 DOM
12. 2026-06-05
    days on market $150,000 Active 44 DOM
13. 2026-06-04
    days on market $150,000 Active 42 DOM
14. 2026-06-02
    days on market $150,000 Active 41 DOM
15. 2026-06-01
    days on market $150,000 Active 40 DOM
16. 2026-05-31
    days on market $150,000 Active 39 DOM
17. 2026-04-22
    listed $150,000 Active 482-char remark

ⓘ 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: $437 · $36/mo
• Projected year-2 tax: $1,403 · $117/mo
• Expected delta: +$967/yr (+$81/mo · 221.4%)

ⓘ 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 2/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,248
• − Mortgage interest: −$8,402
• − Property taxes: −$437
• − Insurance: −$750
• − Repairs & maintenance: −$820
• − Management: −$820
• − Depreciation: −$4,364
• Taxable loss: −$5,345
• Est. tax savings @ 24.0%: +$1,283
• After-tax cash flow: $-1,248/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: Clarion-Limestone Area SD
• NCES district ID: 4206090
• Math proficiency: 48% ▼ -12.00%
• Reading proficiency: 65% ▼ -12.00%
• Median HH income: $40,876
• Composite: 47.24/100
• National rank: #2313
• State rank: #116 of 539 in PA

Livability — Millcreek

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,870

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 (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Slovak 8% Danish 6% Italian 4%
• Languages at home: 98% English-only · German/W. Germanic 2%

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: —
• 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 event — show timeline

• 2026-04-22 Listed $150,000 West Penn MLS

Property tax history

+20.4%/yr

Latest (2026): $437 · +738.9% YoY. Source: county tax records.