39 Bressler Rd #1 · Curwensville, PA 16833

$65,000

3 bd · 1.5 ba · 1,476 sqft · SingleFamily · 281 Days on market

Built 1850 Fair condition 0.30 ac lot ↓ 19% since listing

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Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

This 3-Bedroom, 1.5 Bath Home is serviced by Public Water with On-Site Septic System, and is heated with Oil Forced-Air Heat. The Exterior Yard gives you room to enjoy the outdoors, while still being close to Town Amenities and Schools.

Key facts

• Exterior yard
• Town amenities
• Oil forced-air heat

Tags

• PUBLIC WATER
• ON-SITE SEPTIC SYSTEM
• OIL FORCED-AIR HEAT
• EXTERIOR YARD
• TOWN AMENITIES
• SCHOOLS

Property features AI

Exterior

• Utilities: Public water; Septic tank sewer
• Home design: 2-story property; Frame construction; Asphalt roof
• Construction: Frame construction; Asphalt roof
• Exterior features: Lot approximately 0.3 acres; Resale condition

Interior

• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating; Oil-fired heating
• Interior features: Basement present

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#475 in PA, #4,380 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Curwensville Area SD (town): math 43% / reading 66% proficiency, ranked #139 of 539 in PA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 5 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 $7k of equity ($449 loan paydown + $6k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 281 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1850 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 281 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1850 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.84% ✓
• Cap rate: 15.46%
• Cash-on-cash: 32.74%
• DSCR: 2.46
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.8%
• Equity multiple: 4.45×
• Total profit: $62,854
• Equity at exit: $58,557

10-year hold

• IRR: 39.8%
• Equity multiple: 9.99×
• Total profit: $163,669
• Equity at exit: $126,281

Cash invested: $18,200 (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 16833

• Home prices YoY: 15.8%
• Active inventory: 5
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,197 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $430

Break-even live

Break-even rent $653

Max offer price $65,000

Occupancy floor 59%

Sensitivity live

Price	-10% $475	-5% $453	+0% $430	+5% $408	+10% $385
Rent	-10% $336	-5% $383	+0% $430	+5% $477	+10% $525
Rate	-1.0pp $463	-0.5pp $447	base $430	+0.5pp $413	+1.0pp $396

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $65,000 Active 281 DOM
2. 2026-06-18
   days on market $65,000 Active 279 DOM
3. 2026-06-17
   days on market $65,000 Active 278 DOM
4. 2026-06-16
   days on market $65,000 Active 277 DOM
5. 2026-06-15
   days on market $65,000 Active 276 DOM
6. 2026-06-13
   days on market $65,000 Active 274 DOM
7. 2026-06-12
   days on market $65,000 Active 273 DOM
8. 2026-06-09
   days on market $65,000 Active 270 DOM
9. 2026-06-08
   days on market $65,000 Active 269 DOM
10. 2026-06-08
    days on market $65,000 Active 268 DOM
11. 2026-06-05
    days on market $65,000 Active 266 DOM
12. 2026-06-04
    days on market $65,000 Active 264 DOM
13. 2026-06-02
    days on market $65,000 Active 263 DOM
14. 2026-06-01
    days on market $65,000 Active 262 DOM
15. 2026-05-31
    days on market $65,000 Active 261 DOM
16. 2026-02-27
    price $65,000
17. 2025-11-22
    price $70,000
18. 2025-10-24
    price $75,000
19. 2025-09-10
    listed $80,000 Active

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°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: $14,366
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$1,122
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − Depreciation: −$1,891
• Taxable income: $4,438
• Est. tax owed @ 24.0%: −$1,065
• After-tax cash flow: $4,096/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 · 10 photos

Fair 45/100 Moderate rehab

This 3-bedroom, 1.5-bath home requires moderate renovations to improve its condition and increase its resale and rental value.

Repairs flagged

• Major roof shingles — visible wear
• Major exterior siding — visible wear
• Major interior walls — existing paint
• Major flooring — existing hardwood
• Major HVAC — existing system

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both repair roof — fixes major issue and improves resale value
• Both repair siding — enhances curb appeal and resale value
• Both replace flooring — improves living space and resale value
• Both update HVAC — improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof shingles · visible wear	Major	$15,000–50,000
exterior siding · visible wear	Major	$15,000–50,000
interior walls · existing paint	Major	$15,000–50,000
flooring · existing hardwood	Major	$15,000–50,000
HVAC · existing system	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both repair roof — fixes major issue and improves resale value ↑
• Both repair siding — enhances curb appeal and resale value ↑
• Both replace flooring — improves living space and resale value ↑
• Both update HVAC — improves comfort and energy efficiency ↑

ⓘ 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: Curwensville Area SD
• NCES district ID: 4207140
• Math proficiency: 43% ▼ -13.00%
• Reading proficiency: 66% ▼ -3.00%
• Median HH income: $38,301
• Composite: 45.31/100
• National rank: #2647
• State rank: #139 of 539 in PA

Livability — Curwensville

• Score: 74/100
• State rank: #475
• US rank: #4380

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Curwensville, PA
• Population (ZIP): 5,280

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 6% Serbian 2% Lithuanian 2%
• Foreign-born: 1% · Canada, Dominican Republic, South Korea
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 1% Other Indo-European 1%

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: ▲ 29.93%
• Current HPI: 219.3423
• 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

-18.8% since first listed

4 events — show timeline

• 2026-02-27 Price Changed $65,000 West Penn MLS
• 2025-11-22 Price Changed $70,000 West Penn MLS
• 2025-10-24 Price Changed $75,000 West Penn MLS
• 2025-09-10 Listed $80,000 West Penn MLS