823 Mary St · Houtzdale, PA 16651

$84,000

3 bd · 1.0 ba · 1,104 sqft · Other · 1 Days on market

Built 1917 6,969 sqft lot

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Why this score? — see what drove the B+ 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 +29.3/30.0
• DSCR +10.0/10.0
• Appreciation +9.7/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This charming 3-bedroom, 1-bath home in Houtzdale has so much to offer. Move-in ready and thoughtfully maintained, this is the kind of affordable home that doesn't come along often. Step outside and you'll immediately appreciate the inviting front porch, perfect for your morning coffee, and the back deck with a peaceful view that makes every evening feel like a retreat. The durable metal roof provides long-term peace of mind, while off-street parking adds everyday convenience. The generous backyard offers plenty of space for summer cookouts, gardening, pets, or simply enjoying the outdoors. Affordable, move-in ready, and full of charm! Don't miss your opportunity to make this home yours!

Key facts

• Metal roof
• Front porch
• Back deck

Tags

• FRONT PORCH
• BACK DECK
• METAL ROOF
• OFF-STREET PARKING
• GENEROUS BACKYARD

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water service; Public sewer service; Electric hot water
• Home design: Detached property; Estimated year built
• Construction: Aluminum siding; Stone foundation; Metal roof; Above- and below-grade structures
• Exterior features: Public water; Public sewer; No tidal water

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Hot water heating; Coal-fired heating source; Electric hot water
• Interior features: Estimated living area; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $84k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).

Location & tenants

• Location reads 61/100 on livability (#1,381 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: crime D+, schools D, employment D.
• Moshannon Valley SD (rural): math 30% / reading 47% proficiency, ranked #382 of 539 in PA (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• 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 $8k of equity ($581 loan paydown + $8k appreciation (9.4% 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 (9.4% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 22y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $64k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,000

Questions for the listing agent

1. Built in 1917 — 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 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?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.26% ✓
• Cap rate: 10.52%
• Cash-on-cash: 15.09%
• DSCR: 1.67
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.4% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.4%
• Equity multiple: 3.60×
• Total profit: $61,172
• Equity at exit: $72,045

10-year hold

• IRR: 29.9%
• Equity multiple: 7.99×
• Total profit: $164,512
• Equity at exit: $151,663

Cash invested: $23,520 (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 16651

• Home prices YoY: 5.5%
• Active inventory: 5
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,059 medium
• Mortgage (P&I): −$441
• Tax from tax record: −$65 /mo · $779/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $296

Break-even live

Break-even rent $684

Max offer price $84,000

Occupancy floor 67%

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-12
   remarks 696-char remark
2. 2026-06-12
   listed $84,000 Pending 1 DOM

ⓘ 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: $779 · $65/mo
• Projected year-2 tax: $1,053 · $88/mo
• Expected delta: +$274/yr (+$23/mo · 35.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 17 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: $12,703
• − Mortgage interest: −$4,705
• − Property taxes: −$779
• − Insurance: −$420
• − Repairs & maintenance: −$1,016
• − Management: −$1,016
• − Depreciation: −$2,444
• Taxable income: $2,322
• Est. tax owed @ 24.0%: −$557
• After-tax cash flow: $2,993/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: Moshannon Valley SD
• NCES district ID: 4215960
• Math proficiency: 30% ▼ -9.00%
• Reading proficiency: 47% ▼ -9.00%
• Median HH income: $39,608
• Composite: 32.19/100
• National rank: #5782
• State rank: #382 of 539 in PA

Livability — Houtzdale

• Score: 61/100
• State rank: #1381
• US rank: #17355

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Houtzdale, PA
• Population (ZIP): 5,777

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 (72%)
• Race & ethnicity: White 72% Black 16% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 5% Slovak 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 92% English-only · Spanish 6% Arabic 1% Other Asian/Pacific 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: ▲ 9.40%
• Current HPI: 180.3343
• 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

+100.0% since first listed

5 events — show timeline

• 2026-06-11 Pending — BRIGHT MLS
• 2026-06-10 Listed $84,000 BRIGHT MLS
• 2022-10-03 Sold (Public Records) $63,600 Public Records
• 2004-03-23 Listing Removed — BRIGHT MLS
• 2004-03-23 Listed $42,000 BRIGHT MLS

Property tax history

+2.5%/yr

Latest (2026): $779 · +19.4% YoY. Source: county tax records.