1356 Main St · Cooper, PA 16879

$80,000

2 bd · 1.0 ba · 1,272 sqft · Other · 198 Days on market

Built 1900 6,534 sqft lot $63/sqft · at area comps Est $78k · at est.

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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 +8.3/10.0
• ARV discount +6.6/15.0
• Appreciation +5.0/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover the potential in this charming 2-bedroom, 1-bath home filled with character and flexibility. Original hardwood floors run through much of the home, complementing a first floor that includes a spacious kitchen with pantry and newer appliances, dedicated laundry room, dining room, living room, mud room, and an enclosed front porch. Upstairs offers two bedrooms, including a unique pass-through room perfect for a playroom, nursery, or expansive primary closet, plus an additional bonus room ideal for an office or hobby space and a full bathroom. Outside, the large backyard provides plenty of room to play, garden, or entertain, enhanced by landscaping that blooms vibrant and bright during the warmer months. Recent updates include new plumbing, electrical, and a new metal roof, offering peace of mind for years to come. This property presents a great investment opportunity but could just as easily serve as a wonderful first home or a perfect downsizing option. With its versatile layout, fresh upgrades, and inviting outdoor space, this home is full of possibilities.

Key facts

• Spacious kitchen
• Enclosed front porch
• 6,534 sq ft lot

Tags

• ORIGINAL HARDWOOD FLOORS
• SPACIOUS KITCHEN
• DEDICATED LAUNDRY ROOM
• ENCLOSED FRONT PORCH
• UNIQUE PASS-THROUGH ROOM
• ADDITIONAL BONUS ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• West Branch Area SD (rural): math 30% / reading 49% proficiency, ranked #363 of 539 in PA (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 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 $3k of equity ($553 loan paydown + $2k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 198 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $12k; list at $80k implies a 567% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 198 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.33% ✓
• Cap rate: 11.17%
• Cash-on-cash: 17.43%
• DSCR: 1.78
• GRM: 6.2

CMA / ARV

• ARV (median comp): $78,354
• List price: $80,000
• Delta: 2.10%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 23.9%
• Equity multiple: 2.35×
• Total profit: $30,352
• Equity at exit: $35,971

10-year hold

• IRR: 24.7%
• Equity multiple: 4.53×
• Total profit: $79,016
• Equity at exit: $55,436

Cash invested: $22,400 (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 16879

• Active inventory: 3
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,067 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$65 /mo · $781/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $325

Break-even live

Break-even rent $656

Max offer price $80,000

Occupancy floor 65%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-04
   days on market $80,000 Active 198 DOM
2. 2026-06-02
   days on market $80,000 Active 197 DOM
3. 2026-06-01
   days on market $80,000 Active 196 DOM
4. 2026-05-31
   days on market $80,000 Active 195 DOM
5. 2025-11-17
   listed $80,000 Active 1082-char remark

   Show marketing remark (1082 chars)

   Discover the potential in this charming 2-bedroom, 1-bath home filled with character and flexibility. Original hardwood floors run through much of the home, complementing a first floor that includes a spacious kitchen with pantry and newer appliances, dedicated laundry room, dining room, living room, mud room, and an enclosed front porch. Upstairs offers two bedrooms, including a unique pass-through room perfect for a playroom, nursery, or expansive primary closet, plus an additional bonus room ideal for an office or hobby space and a full bathroom. Outside, the large backyard provides plenty of room to play, garden, or entertain, enhanced by landscaping that blooms vibrant and bright during the warmer months. Recent updates include new plumbing, electrical, and a new metal roof, offering peace of mind for years to come. This property presents a great investment opportunity but could just as easily serve as a wonderful first home or a perfect downsizing option. With its versatile layout, fresh upgrades, and inviting outdoor space, this home is full of possibilities.

6. 2023-04-28
   soldstatus $12,000 Closed 165-char remark

   Show marketing remark (165 chars)

   Handyman Special! Some work has been started. All items inside and outside of the property will convey. Property is being sold "AS IS". Utilities are off.

7. 2023-03-21
   status Pending 165-char remark

   Show marketing remark (165 chars)

   Handyman Special! Some work has been started. All items inside and outside of the property will convey. Property is being sold "AS IS". Utilities are off.

8. 2023-03-11
   listed $16,000 Active 165-char remark

   Show marketing remark (165 chars)

   Handyman Special! Some work has been started. All items inside and outside of the property will convey. Property is being sold "AS IS". Utilities are off.

9. 2020-02-21
   soldstatus $8,500
10. 2019-09-24
    listed $12,500

ⓘ 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: $781 · $65/mo
• Projected year-2 tax: $1,023 · $85/mo
• Expected delta: +$241/yr (+$20/mo · 30.9%)

ⓘ 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 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,810
• − Mortgage interest: −$4,481
• − Property taxes: −$781
• − Insurance: −$400
• − Repairs & maintenance: −$1,025
• − Management: −$1,025
• − Depreciation: −$2,327
• Taxable income: $2,770
• Est. tax owed @ 24.0%: −$665
• After-tax cash flow: $3,239/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: West Branch Area SD
• NCES district ID: 4225230
• Math proficiency: 30% ▼ -9.00%
• Reading proficiency: 49% ▼ -10.00%
• Median HH income: $44,732
• Composite: 33.5/100
• National rank: #5444
• State rank: #363 of 539 in PA

Livability — Cooper

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Winburne, PA
• Population (ZIP): 300

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 (99%)
• Race & ethnicity: White 99% Native American 1%
• Common ancestry: Lithuanian 21% Romanian 2%

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: —
• Current HPI: —
• 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

+540.0% since first listed

6 events — show timeline

• 2025-11-17 Listed $80,000 BRIGHT MLS
• 2023-04-28 Sold (MLS) $12,000 BRIGHT MLS
• 2023-03-21 Pending — BRIGHT MLS
• 2023-03-11 Listed $16,000 BRIGHT MLS
• 2020-02-21 Sold (MLS) $8,500 BRIGHT MLS
• 2019-09-24 Listed $12,500 BRIGHT MLS

Property tax history

+2.6%/yr

Latest (2026): $781 · +6.9% YoY. Source: county tax records.