304 E 4th St · East Brady, PA 16028

$69,999

3 bd · 1.0 ba · 900 sqft · SingleFamily public records · 22 Days on market

Built 1953 0.40 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 +22.1/30.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Appreciation +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming two-story home located in the heart of Oil City offering timeless character and everyday convenience! This 3-bedroom, 1-bath residence features spacious rooms, abundant natural light, and a functional layout perfect for comfortable living. Enjoy a large backyard, and rear deck ideal for relaxing or entertaining. Conveniently situated near downtown shopping, dining, schools, and local parks. Whether you're looking for a primary residence or investment opportunity, this property offers great potential at an affordable price. Sold AS-IS.

Key facts

• Large backyard
• Downtown shopping
• Two story home

Tags

• TWO STORY HOME
• LARGE BACKYARD
• REAR DECK
• DOWNTOWN SHOPPING
• LOCAL PARKS

Property features AI

Exterior

• Parking: Detached garage; Total of 3 parking spaces
• Utilities: Public water; Public sewer
• Home design: Two stories; Resale property
• Construction: Frame construction; Composition roof
• Exterior features: Public water; Public sewer

Interior

• Kitchen: Refrigerator; Stove; Some gas appliances
• Bedrooms: Three bedrooms (two located on the upper level; third bedroom on the upper level)
• Bathrooms: One full bathroom
• Heating & cooling: Gas heating
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($968 rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#1,240 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: schools F, amenities F, commute F.
• Karns City Area SD (rural): math 33% / reading 51% proficiency, ranked #322 of 539 in PA (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP; 25 units permitted in Clarion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Clarion County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $16k; list at $70k implies a 337% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price; built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,949 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.38% ✓
• Cap rate: 8.22%
• Cash-on-cash: 6.89%
• DSCR: 1.31
• GRM: 6.0

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-4,061
• Equity at exit: $10,437

10-year hold

• IRR: 4.3%
• Equity multiple: 1.31×
• Total profit: $6,167
• Equity at exit: $6,052

Cash invested: $19,600 (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 16028

• Home prices YoY: -1.9%
• Active inventory: 10
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $968 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$256 /mo · $3,068/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $112

Break-even live

Break-even rent $825

Max offer price $69,999

Occupancy floor 83%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $69,999 Active 22 DOM
2. 2026-06-17
   days on market $69,999 Active 21 DOM
3. 2026-06-16
   days on market $69,999 Active 20 DOM
4. 2026-06-15
   days on market $69,999 Active 19 DOM
5. 2026-06-13
   days on market $69,999 Active 17 DOM
6. 2026-06-12
   days on market $69,999 Active 16 DOM
7. 2026-06-09
   days on market $69,999 Active 13 DOM
8. 2026-06-08
   days on market $69,999 Active 12 DOM
9. 2026-06-08
   days on market $69,999 Active 11 DOM
10. 2026-06-07
    remarks 549-char remark
11. 2026-06-07
    days on market $69,999 Active 10 DOM
12. 2026-06-04
    days on market $69,999 Active 7 DOM
13. 2026-06-02
    days on market $69,999 Active 6 DOM
14. 2026-06-01
    days on market $69,999 Active 5 DOM
15. 2026-05-31
    days on market $69,999 Active 4 DOM
16. 2026-05-27
    listed $69,999 Active
17. 2017-02-24
    soldstatus $16,000

ⓘ 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: $3,068 · $256/mo
• Projected year-2 tax: $3,068 · $256/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°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: $11,612
• − Mortgage interest: −$3,921
• − Property taxes: −$3,068
• − Insurance: −$350
• − Repairs & maintenance: −$929
• − Management: −$929
• − Depreciation: −$2,036
• Taxable income: $378
• Est. tax owed @ 24.0%: −$91
• After-tax cash flow: $1,259/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: Karns City Area SD
• NCES district ID: 4209600
• Math proficiency: 33% ▼ -14.00%
• Reading proficiency: 51% ▼ -17.00%
• Median HH income: $48,988
• Composite: 35.99/100
• National rank: #4792
• State rank: #322 of 539 in PA

Livability — East Brady

• Score: 64/100
• State rank: #1240
• US rank: #14847

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Brady, PA
• Population (ZIP): 2,053

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 (92%)
• Race & ethnicity: White 92% Two or more races 7%
• Common ancestry: Serbian 3% Lithuanian 2% Romanian 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: ▼ -4.47%
• Current HPI: 231.9446
• 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

+337.5% since first listed

2 events — show timeline

• 2026-05-27 Listed $69,999 West Penn MLS
• 2017-02-24 Sold (Public Records) $16,000 Public Records

Property tax history

+19.9%/yr

Latest (2026): $3,068 · +662.0% YoY. Source: county tax records.