223 Emlenton St · St. Petersburg, PA 16054

$129,900

3 bd · 1.0 ba · 1,504 sqft · SingleFamily · 58 Days on market

Built 1920 Good condition 0.52 ac lot $86/sqft · 74% 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 +16.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Appreciation +5.0/10.0
• 1% rule +4.6/10.0
• Condition / age +3.8/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks MLS

This charming and nicely updated three bedroom ranch style home is situated on more than 1/2 acre lot and features a newer roof and windows, new exterior porch and deck, new floors, fresh paint and so much. Nestled on a quiet residential street in Saint Petersburg, this home offers great outdoor space and a nice sized, two stall garage.

Key facts

• New floors
• Fresh paint
• Newer roof

Tags

• NEWER ROOF
• NEW EXTERIOR PORCH
• NEW DECK
• NEW FLOORS
• FRESH PAINT
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $84 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (4.4% below list).
• Recommended offer: $124k (4.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Allegheny-Clarion Valley SD (rural): math 27% / reading 50% proficiency, ranked #374 of 539 in PA (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 25 units permitted in Clarion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($898 loan paydown + $4k appreciation (3.0% local appreciation)).
• Clarion County population projected at -18% 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 $36k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $49k; list at $130k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,219 (4.4% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.96% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.76%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (median comp): $74,581
• List price: $129,900
• Delta: 74.17%
• 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: 10.1%
• Equity multiple: 1.58×
• Total profit: $20,993
• Equity at exit: $58,409

10-year hold

• IRR: 12.4%
• Equity multiple: 2.85×
• Total profit: $67,315
• Equity at exit: $90,015

Cash invested: $36,372 (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 16054

• Active inventory: 1
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,242 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $84

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 88%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $129,900 Active 58 DOM
2. 2026-06-17
   days on market $129,900 Active 57 DOM
3. 2026-06-16
   days on market $129,900 Active 56 DOM
4. 2026-06-15
   days on market $129,900 Active 55 DOM
5. 2026-06-13
   days on market $129,900 Active 53 DOM
6. 2026-06-12
   days on market $129,900 Active 52 DOM
7. 2026-06-09
   days on market $129,900 Active 49 DOM
8. 2026-06-08
   days on market $129,900 Active 48 DOM
9. 2026-06-08
   days on market $129,900 Active 47 DOM
10. 2026-06-07
    days on market $129,900 Active 46 DOM
11. 2026-06-04
    days on market $129,900 Active 43 DOM
12. 2026-06-02
    days on market $129,900 Active 42 DOM
13. 2026-06-01
    days on market $129,900 Active 41 DOM
14. 2026-05-31
    days on market $129,900 Active 40 DOM
15. 2026-04-21
    listed $129,900 Active 338-char remark

    Show marketing remark (338 chars)

    This charming and nicely updated three bedroom ranch style home is situated on more than 1/2 acre lot and features a newer roof and windows, new exterior porch and deck, new floors, fresh paint and so much. Nestled on a quiet residential street in Saint Petersburg, this home offers great outdoor space and a nice sized, two stall garage.

16. 2026-02-21
    historical Expired 871-char remark

    Show marketing remark (871 chars)

    Welcome to this move-in ready 3-bedroom, 1-bath home situated on a large, level lot with plenty of outdoor space. Step inside and you’ll immediately notice the extensive updates that make this home truly special. In 2022, the entire roof was rebuilt and structurally reinforced from the inside—and a brand-new roof was installed on top. The electrical system has been updated with a new breaker box for peace of mind. Inside, all floor joists and subflooring were replaced in the bathroom, bedrooms, and mudroom/laundry room. The front porch was also rebuilt with new joists, decking, and a stylish railing—perfect for enjoying your morning coffee. Outside, the spacious yard offers room to play, garden, or entertain, and leads to a detached garage and shed for additional storage. With single-level living, this home combines comfort with convenience.

17. 2025-10-21
    status Active 871-char remark

    Show marketing remark (871 chars)

    Welcome to this move-in ready 3-bedroom, 1-bath home situated on a large, level lot with plenty of outdoor space. Step inside and you’ll immediately notice the extensive updates that make this home truly special. In 2022, the entire roof was rebuilt and structurally reinforced from the inside—and a brand-new roof was installed on top. The electrical system has been updated with a new breaker box for peace of mind. Inside, all floor joists and subflooring were replaced in the bathroom, bedrooms, and mudroom/laundry room. The front porch was also rebuilt with new joists, decking, and a stylish railing—perfect for enjoying your morning coffee. Outside, the spacious yard offers room to play, garden, or entertain, and leads to a detached garage and shed for additional storage. With single-level living, this home combines comfort with convenience.

18. 2025-10-14
    historical Contingent 871-char remark

    Show marketing remark (871 chars)

    Welcome to this move-in ready 3-bedroom, 1-bath home situated on a large, level lot with plenty of outdoor space. Step inside and you’ll immediately notice the extensive updates that make this home truly special. In 2022, the entire roof was rebuilt and structurally reinforced from the inside—and a brand-new roof was installed on top. The electrical system has been updated with a new breaker box for peace of mind. Inside, all floor joists and subflooring were replaced in the bathroom, bedrooms, and mudroom/laundry room. The front porch was also rebuilt with new joists, decking, and a stylish railing—perfect for enjoying your morning coffee. Outside, the spacious yard offers room to play, garden, or entertain, and leads to a detached garage and shed for additional storage. With single-level living, this home combines comfort with convenience.

19. 2025-08-21
    listed $129,900 Active 871-char remark

    Show marketing remark (871 chars)

    Welcome to this move-in ready 3-bedroom, 1-bath home situated on a large, level lot with plenty of outdoor space. Step inside and you’ll immediately notice the extensive updates that make this home truly special. In 2022, the entire roof was rebuilt and structurally reinforced from the inside—and a brand-new roof was installed on top. The electrical system has been updated with a new breaker box for peace of mind. Inside, all floor joists and subflooring were replaced in the bathroom, bedrooms, and mudroom/laundry room. The front porch was also rebuilt with new joists, decking, and a stylish railing—perfect for enjoying your morning coffee. Outside, the spacious yard offers room to play, garden, or entertain, and leads to a detached garage and shed for additional storage. With single-level living, this home combines comfort with convenience.

20. 2010-09-24
    soldstatus $49,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°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: $14,906
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$3,779
• Taxable loss: −$1,132
• Est. tax savings @ 24.0%: +$272
• After-tax cash flow: $1,275/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This charming three-bedroom ranch-style home is in good condition with recent updates, including a new roof, windows, and flooring. It offers a quiet residential setting with a large lot and a two-stall garage.

Value-add opportunities

• Resale Paint the exterior — Enhances curb appeal and can increase property value
• Resale Replace the front door — Improves security and adds a fresh look

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior — Enhances curb appeal and can increase property value ↑
• Resale Replace the front door — Improves security and adds a fresh look ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Allegheny-Clarion Valley SD
• NCES district ID: 4202310
• Math proficiency: 27% ▼ -10.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $45,289
• Composite: 32.71/100
• National rank: #5643
• State rank: #374 of 539 in PA

Livability — St. Petersburg

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

Census & demographics

• Census place: St. Petersburg, PA
• Population (ZIP): 358

Population outlook (Clarion County) Hauer SSP2

• Today (2025): 37,796 people
• By 2030: 36,830 · -2.6%
• By 2040: 34,113 · -9.7%
• By 2050: 31,092 · -17.7%
• By 2075: 24,200 · -36.0%
• By 2100: 18,737 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Serbian 3% Slovak 3% Italian 2%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Clarion

• 2024 margin: Solid R (+53.1) · D 23.1% · R 76.2%
• 2008→2024 swing: -30.7pp toward R · 2008: -22.4pp · 2024: -53.1pp
• All cycles: 2024: R+53.1 2020: R+50.8 2016: R+47.4 2012: R+36.1 2008: R+22.4

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

+165.1% since first listed

6 events — show timeline

• 2026-04-21 Listed $129,900 AVBREALTORS
• 2026-02-21 Delisted — West Penn MLS
• 2025-10-21 Relisted — West Penn MLS
• 2025-10-14 Contingent — West Penn MLS
• 2025-08-21 Listed $129,900 West Penn MLS
• 2010-09-24 Sold (MLS) $49,000 AVBREALTORS