164 8th St · Renovo, PA 17764

$125,000

3 bd · 1.0 ba · 3,161 sqft · SingleFamily public records · 81 Days on market

Built 1925 2,178 sqft lot $40/sqft · 41% above area

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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 +22.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.4/10.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.4/10.0

Listing remarks MLS

Rare find-beautiful woodwork, enclosed front porch, 5 bedrooms, fenced in yard, new roof - surrounded by nearby recreational activities ATVs, fishing @ Bush Dam, hiking, hunting in the Cross Fork area.

Key facts

• Fenced in yard
• New roof
• Enclosed front porch

Tags

• ENCLOSED FRONT PORCH
• FENCED IN YARD
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#1,424 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools D, crime F, amenities 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.
• Market conditions: 18 active listings in the ZIP; 44 units permitted in Clinton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($118k) 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.
• Current owner paid $83k; list at $125k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is F 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?
8. 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.
9. 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.
10. 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: 1.04% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.48%
• DSCR: 1.33
• GRM: 8.0

CMA / ARV

• ARV (median comp): $72,390
• List price: $125,000
• Delta: 72.68%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.7%
• Equity multiple: 0.72×
• Total profit: $-9,882
• Equity at exit: $18,638

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $4,809
• Equity at exit: $10,808

Cash invested: $35,000 (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 17764

• Home prices YoY: -6.0%
• Active inventory: 18
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,301 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$102 /mo · $1,223/yr
• Insurance: −$52
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $163

Break-even live

Break-even rent $1,095

Max offer price $125,000

Occupancy floor 82%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $125,000 Active 81 DOM
2. 2026-06-18
   days on market $125,000 Active 80 DOM
3. 2026-06-17
   days on market $125,000 Active 79 DOM
4. 2026-06-16
   days on market $125,000 Active 78 DOM
5. 2026-06-15
   days on market $125,000 Active 77 DOM
6. 2026-06-14
   days on market $125,000 Active 75 DOM
7. 2026-06-12
   days on market $125,000 Active 74 DOM
8. 2026-06-09
   days on market $125,000 Active 71 DOM
9. 2026-06-08
   days on market $125,000 Active 70 DOM
10. 2026-06-07
    days on market $125,000 Active 69 DOM
11. 2026-06-04
    days on market $125,000 Active 65 DOM
12. 2026-06-02
    days on market $125,000 Active 64 DOM
13. 2026-06-01
    days on market $125,000 Active 63 DOM
14. 2026-05-31
    days on market $125,000 Active 62 DOM
15. 2026-05-31
    days on market $125,000 Active 61 DOM
16. 2026-03-26
    listed $125,000 Active 202-char remark

    Show marketing remark (202 chars)

    Rare find-beautiful woodwork, enclosed front porch, 5 bedrooms, fenced in yard, new roof - surrounded by nearby recreational activities ATVs, fishing @ Bush Dam, hiking, hunting in the Cross Fork area.

17. 2024-07-08
    soldstatus $83,000
18. 2024-06-27
    soldstatus Closed 710-char remark

    Show marketing remark (710 chars)

    Talk about beautiful wood work and charming features! This home is located on a corner lot nestled in the middle of the mountains of Western Clinton County. Would make a great Airbnb, or keep it in it's current state which is a long term rental with proven rental history and good tenants. Lots of recreational activities nearby, so bring your hunting gear, trail shoes, fishing rods and ATV's! Check out the basement moisture abatement system including sump pump, canals around LL circumference, wrapped walls and dehumidifier. Also, heat was extended to the 3rd floor making this a rare 5 bedroom home. Call Amy Probst at Berkshire Hathaway HomeServices Hodrick Realty at 570-367-0052 for your private tour.

19. 2024-05-03
    historical Active Under Contract 710-char remark

    Show marketing remark (710 chars)

    Talk about beautiful wood work and charming features! This home is located on a corner lot nestled in the middle of the mountains of Western Clinton County. Would make a great Airbnb, or keep it in it's current state which is a long term rental with proven rental history and good tenants. Lots of recreational activities nearby, so bring your hunting gear, trail shoes, fishing rods and ATV's! Check out the basement moisture abatement system including sump pump, canals around LL circumference, wrapped walls and dehumidifier. Also, heat was extended to the 3rd floor making this a rare 5 bedroom home. Call Amy Probst at Berkshire Hathaway HomeServices Hodrick Realty at 570-367-0052 for your private tour.

20. 2024-04-13
    listed $76,000 Active 710-char remark

    Show marketing remark (710 chars)

    Talk about beautiful wood work and charming features! This home is located on a corner lot nestled in the middle of the mountains of Western Clinton County. Would make a great Airbnb, or keep it in it's current state which is a long term rental with proven rental history and good tenants. Lots of recreational activities nearby, so bring your hunting gear, trail shoes, fishing rods and ATV's! Check out the basement moisture abatement system including sump pump, canals around LL circumference, wrapped walls and dehumidifier. Also, heat was extended to the 3rd floor making this a rare 5 bedroom home. Call Amy Probst at Berkshire Hathaway HomeServices Hodrick Realty at 570-367-0052 for your private tour.

ⓘ 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: $1,223 · $102/mo
• Projected year-2 tax: $1,599 · $133/mo
• Expected delta: +$376/yr (+$31/mo · 30.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 9 d/yr ≥92°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,609
• − Mortgage interest: −$7,002
• − Property taxes: −$1,223
• − Insurance: −$1,292
• − Repairs & maintenance: −$1,249
• − Management: −$1,249
• − Depreciation: −$3,636
• Taxable loss: −$41
• Est. tax savings @ 24.0%: +$10
• After-tax cash flow: $1,961/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 — Renovo

• Score: 61/100
• State rank: #1424
• US rank: #18059

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Renovo, PA
• Population (ZIP): 2,460

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 7% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Italian 2% Russian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: ▼ -7.16%
• Current HPI: 111.66
• 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

+64.5% since first listed

5 events — show timeline

• 2026-03-26 Listed $125,000 WBVAR
• 2024-07-08 Sold (Public Records) $83,000 Public Records
• 2024-06-27 Sold (MLS) — WBVAR
• 2024-05-03 Contingent — WBVAR
• 2024-04-13 Listed $76,000 WBVAR

Property tax history

-17.2%/yr

Latest (2026): $1,223 · +5.5% YoY. Source: county tax records.