1144 South Ave · Lewis Run, PA 16701

$67,999

3 bd · 1.0 ba · 1,526 sqft · Other public records · 25 Days on market

Built 1940

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cherry Red 3 Bedroom rock solid ranch home with rare 6 car carport with a big yard located right on State Route 219.

Key facts

• New service panel
• First-floor bathroom
• Built 1940

Tags

• FIRST-FLOOR BATHROOM
• ELECTRIC HOT WATER HEATER
• NEW SERVICE PANEL
• NEW FIRST-FLOOR WIRING
• CITY UTILITIES AVAILABLE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $68k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($959 rent vs $68k).
• Recommended offer: $67k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#946 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: health & safety C-, schools D+, amenities F.
• Bradford Area SD (town): math 41% / reading 60% proficiency, ranked #187 of 539 in PA (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 78 active listings in the ZIP; 29 units permitted in McKean County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $470 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• McKean County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,979 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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. 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: 1.41% ✓
• Cap rate: 10.77%
• Cash-on-cash: 15.99%
• DSCR: 1.71
• GRM: 5.9

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: 7.0%
• Equity multiple: 1.27×
• Total profit: $5,177
• Equity at exit: $10,139

10-year hold

• IRR: 16.3%
• Equity multiple: 2.34×
• Total profit: $25,460
• Equity at exit: $5,879

Cash invested: $19,040 (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 16701

• Home prices YoY: -17.9%
• Active inventory: 78
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $959 medium
• Mortgage (P&I): −$357
• Tax from tax record: −$119 /mo · $1,431/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $254

Break-even live

Break-even rent $638

Max offer price $67,999

Occupancy floor 69%

Sensitivity live

Price	-10% $292	-5% $273	+0% $254	+5% $234	+10% $215
Rent	-10% $178	-5% $216	+0% $254	+5% $292	+10% $330
Rate	-1.0pp $288	-0.5pp $271	base $254	+0.5pp $236	+1.0pp $218

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $67,999 Active 25 DOM
2. 2026-06-18
   days on market $67,999 Active 23 DOM
3. 2026-06-17
   days on market $67,999 Active 22 DOM
4. 2026-06-16
   days on market $67,999 Active 21 DOM
5. 2026-06-15
   days on market $67,999 Active 20 DOM
6. 2026-06-13
   days on market $67,999 Active 18 DOM
7. 2026-06-12
   days on market $67,999 Active 17 DOM
8. 2026-06-09
   days on market $67,999 Active 14 DOM
9. 2026-06-08
   days on market $67,999 Active 13 DOM
10. 2026-06-08
    days on market $67,999 Active 12 DOM
11. 2026-06-07
    days on market $67,999 Active 11 DOM
12. 2026-06-04
    days on market $67,999 Active 8 DOM
13. 2026-06-02
    days on market $67,999 Active 7 DOM
14. 2026-06-01
    days on market $67,999 Active 6 DOM
15. 2026-05-31
    days on market $67,999 Active 5 DOM
16. 2026-05-27
    listed $67,999 Active
17. 2024-08-15
    historical Expired 116-char remark

    Show marketing remark (116 chars)

    Cherry Red 3 Bedroom rock solid ranch home with rare 6 car carport with a big yard located right on State Route 219.

18. 2024-06-18
    listed $34,900 Active 116-char remark

    Show marketing remark (116 chars)

    Cherry Red 3 Bedroom rock solid ranch home with rare 6 car carport with a big yard located right on State Route 219.

ⓘ 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: $1,431 · $119/mo
• Projected year-2 tax: $1,431 · $119/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 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥88°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,512
• − Mortgage interest: −$3,809
• − Property taxes: −$1,431
• − Insurance: −$340
• − Repairs & maintenance: −$921
• − Management: −$921
• − Depreciation: −$1,978
• Taxable income: $2,112
• Est. tax owed @ 24.0%: −$507
• After-tax cash flow: $2,538/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: Bradford Area SD
• NCES district ID: 4204020
• Math proficiency: 41% ▼ -5.00%
• Reading proficiency: 60% ▼ -4.00%
• Median HH income: $41,477
• Composite: 42.31/100
• National rank: #3261
• State rank: #187 of 539 in PA

Livability — Lewis Run

• Score: 67/100
• State rank: #946
• US rank: #10350

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,584

Population outlook (McKean County) Hauer SSP2

• Today (2025): 40,518 people
• By 2030: 39,290 · -3.0%
• By 2040: 36,438 · -10.1%
• By 2050: 33,556 · -17.2%
• By 2075: 27,682 · -31.7%
• By 2100: 21,726 · -46.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 4% Slovak 2% Iranian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · McKean

• 2024 margin: Solid R (+47.2) · D 26.0% · R 73.2%
• 2008→2024 swing: -29.9pp toward R · 2008: -17.3pp · 2024: -47.2pp
• All cycles: 2024: R+47.2 2020: R+46.2 2016: R+47.2 2012: R+28.2 2008: R+17.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.54%
• Current HPI: 149.3686
• 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

+94.8% since first listed

3 events — show timeline

• 2026-05-27 Listed $67,999 FSBO.com
• 2024-08-15 Delisted — West Penn MLS
• 2024-06-18 Listed $34,900 West Penn MLS

Property tax history

+1.4%/yr

Latest (2025): $1,431 · +3.2% YoY. Source: county tax records.