285 Youngs Ave · Lock Haven, PA 17745

$50,000

1 bd · 1.0 ba · 786 sqft · SingleFamily public records · 19 Days on market

Built 1938 7,841 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 +28.3/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.3/5.0
• Livability +3.9/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Flip opportunity. Flat lot, wooded behind.

Key facts

• Wooded behind
• Flat lot
• 7,841 sq ft lot

Tags

• FLAT LOT
• WOODED BEHIND

Property features AI

Exterior

• Parking: No formal parking; Gravel parking area
• Utilities: Public water
• Home design: Residential property; Frame construction with aluminum siding; Shingle roof; Stone and block foundation
• Construction: Frame and aluminum siding construction; Stone and block foundation; Shingle roof
• Exterior features: Level lot

Interior

• Kitchen: Refrigerator; Range; Range hood
• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Flooring: Laminate; Wood; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Hot water heating; Window unit(s) for cooling
• Interior features: Eat-in kitchen; Enclosed porch
• Laundry & utility: Dryer; Main level laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($768 rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 3.8% in Lock Haven — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 78/100 on livability (#275 in PA, #2,428 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment F.
• Keystone Central SD (town): math 32% / reading 44% proficiency, ranked #384 of 539 in PA (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Central Mountain Ms (math 21% / reading 42%, grade F, #367 of 512 statewide, top 73%, 939 students, 55% FRL); Central Mountain Hs (math 77% / reading 75%, grade A-, #25 of 437 statewide, top 6%, 1,127 students, 24% FRL) — zoned schools at 40% FRL track the district average.
• Zoned-school proficiency averages 54% at this address vs 38% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Keystone Central SD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+7.4%/yr); 96 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 44 units permitted in Clinton County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($59k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Clinton County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 7.4% rent growth), your $14k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $31k; list at $50k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,250 (1.5% below list)

Questions for the listing agent

1. Built in 1938 — 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. 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: 1.54% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.73%
• DSCR: 1.61
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $131,262
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 S Jones St	0.69mi	2/1.0 (+1)	840 (+7%)	22mo	$140,500	$167	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 7.38% rent growth · sell at horizon

5-year hold

• IRR: 9.7%
• Equity multiple: 1.41×
• Total profit: $5,706
• Equity at exit: $7,455

10-year hold

• IRR: 22.8%
• Equity multiple: 3.45×
• Total profit: $34,276
• Equity at exit: $4,323

Cash invested: $14,000 (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 17745

• Home prices YoY: -7.3%
• Rents YoY: 7.4%
• Active inventory: 96
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $768 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$163 /mo · $1,962/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$161
• Net cashflow: $160

Break-even live

Break-even rent $565

Max offer price $50,000

Occupancy floor 74%

Sensitivity live

Price	-10% $188	-5% $174	+0% $160	+5% $146	+10% $132
Rent	-10% $99	-5% $130	+0% $160	+5% $190	+10% $221
Rate	-1.0pp $185	-0.5pp $173	base $160	+0.5pp $147	+1.0pp $134

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 W Clinton St Apt 1 Lock Haven, PA	1.0	1.0	805	$825	$1.02	45d	1	0.74mi
200 E Bald Eagle St #3 Lock Haven, PA	1.0	1.0	890	$675	$0.76	45d	1	1.13mi
124 E Main St Unit 9 Lock Haven, PA	1.0	1.0	650	$750	$1.15	45d	1	1.17mi

Listing history 14 events

1. 2026-06-19
   days on market $50,000 Active 19 DOM
2. 2026-06-18
   days on market $50,000 Active 18 DOM
3. 2026-06-17
   days on market $50,000 Active 17 DOM
4. 2026-06-16
   days on market $50,000 Active 16 DOM
5. 2026-06-15
   days on market $50,000 Active 15 DOM
6. 2026-06-14
   days on market $50,000 Active 13 DOM
7. 2026-06-12
   days on market $50,000 Active 12 DOM
8. 2026-06-09
   days on market $50,000 Active 9 DOM
9. 2026-06-08
   days on market $50,000 Active 8 DOM
10. 2026-06-07
    days on market $50,000 Active 7 DOM
11. 2026-06-04
    days on market $50,000 Active 3 DOM
12. 2026-06-02
    days on market $50,000 Active 2 DOM
13. 2026-05-31
    remarks 42-char remark
14. 2026-05-31
    listed $50,000 Active 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: $1,962 · $163/mo
• Projected year-2 tax: $1,962 · $163/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 4/10 Moderate 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,215
• − Mortgage interest: −$2,801
• − Property taxes: −$1,962
• − Insurance: −$250
• − Repairs & maintenance: −$737
• − Management: −$737
• − Depreciation: −$1,455
• Taxable income: $1,274
• Est. tax owed @ 24.0%: −$306
• After-tax cash flow: $1,616/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: Keystone Central SD
• NCES district ID: 4212725
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 44% ▼ -10.00%
• Median HH income: $42,713
• Composite: 32.09/100
• National rank: #5810
• State rank: #384 of 539 in PA

Livability — Lock Haven

• Score: 78/100
• State rank: #275
• US rank: #2428

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lock Haven, PA
• County: Clinton County · 17,718 people
• City population: 17,718
• Metro: Lock Haven, PA
• Population (ZIP): 17,718
• Household income: $58,555
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 522.0

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 39,048 people
• By 2030: 38,812 · -0.6%
• By 2040: 38,011 · -2.7%
• By 2050: 36,931 · -5.4%
• By 2075: 34,077 · -12.7%
• By 2100: 29,683 · -24.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Black 3% Hispanic / Latino 2%
• Common ancestry: Iranian 3% Lithuanian 3% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Clinton

• 2024 margin: Solid R (+40.9) · D 29.1% · R 70.0%
• 2008→2024 swing: -38.1pp toward R · 2008: -2.8pp · 2024: -40.9pp
• All cycles: 2024: R+40.9 2020: R+36.3 2016: R+34.8 2012: R+11.3 2008: R+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -21.42%
• Current HPI: 270.5334
• Rent YoY: ▲ 7.38%
• Metro: Lock Haven, PA
• 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

+61.3% since first listed

2 events — show timeline

• 2026-05-30 Listed $50,000 WBVAR
• 1993-08-01 Sold (Public Records) $31,000 Public Records

Property tax history

+2.2%/yr

Latest (2026): $1,962 · -7.1% YoY. Source: county tax records.