100 Meade St · Northwood, PA 16686

$79,900

3 bd · None ba · 1,470 sqft · SingleFamily · 141 Days on market

Built 1945 10,019 sqft lot $54/sqft · 35% below area Est $122k · 35% under

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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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Appreciation +4.1/10.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.3/5.0

Listing remarks MLS

Discover the potential in this two story home that was taken down to the studs, situated on a 0.23 acre corner lot in Tyrone, offering a rare opportunity to turn your ideas into a finished design. The interior has been fully cleared and prepped, giving the next owner the freedom to follow the already mapped out floor plan or design a completely custom layout from scratch. It’s truly a blank canvas ready for transformation. Significant updates have already been completed, including new windows, siding, and roof, providing a solid foundation for the renovation ahead. A list of premium materials that will remain with the property, such as kitchen cabinets and other useful items, adds even more value and convenience as you begin the rebuild. Whether you're an investor, a builder, or are simply looking to customize your own space, this property offers the perfect starting point to craft something special in a desirable location.

Key facts

• New siding
• 0.23 acre corner lot
• Two story home

Tags

• TWO STORY HOME
• 0.23 ACRE CORNER LOT
• NEW WINDOWS
• NEW SIDING
• NEW ROOF
• PREMIUM MATERIALS

What this means for you Summary

Snapshot

• This is a 3-bed/?-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/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 46/100 on livability (#1,719 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools D-, amenities F, commute F.
• Tyrone Area SD (town): math 35% / reading 57% proficiency, ranked #263 of 539 in PA (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 51 active listings in the ZIP; 99 units permitted in Blair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $552 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Blair County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.8% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $80k implies a 220% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 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 1945 — 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. 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?
6. 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.
7. 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.
8. 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: 1.29% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.08%
• DSCR: 1.63
• GRM: 6.5

CMA / ARV

• ARV (median comp): $122,391
• List price: $79,900
• Delta: -34.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1655 Columbia Ave	0.48mi	3/1.0	1,458 (-1%)	2mo	$80,000	$55	74
1465 Logan Ave	0.46mi	3/1.5	1,410 (-4%)	4mo	$72,000	$51	68
121 W 14th St	0.57mi	2/1.0 (-1)	1,454 (-1%)	1mo	$120,000	$83	66
1320 Cameron Ave	0.64mi	3/1.0	1,500 (+2%)	5mo	$55,000	$37	63
516 W 19th St	0.57mi	3/1.0	1,529 (+4%)	8mo	$65,000	$43	60
2001 Riddle Ave	0.43mi	3/1.0	1,341 (-9%)	13mo	$160,000	$119	54
1317 Bald Eagle Ave	0.58mi	3/1.5	1,494 (+2%)	22mo	$160,000	$107	52
2121 Columbia Ave	0.43mi	3/1.0	1,281 (-13%)	9mo	$60,000	$47	51
505 Oak St	0.55mi	3/1.0	1,673 (+14%)	9mo	$135,000	$81	44
1306 Blair Ave	0.60mi	3/1.0	1,345 (-8%)	18mo	$80,000	$59	43
1356 Lincoln Ave	0.62mi	2/1.0 (-1)	1,678 (+14%)	5mo	$89,900	$54	38
2107 Glad Ave	0.74mi	3/1.5	1,332 (-9%)	14mo	$100,000	$75	38

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

Projected returns pro-forma

-1.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.4%
• Equity multiple: 1.36×
• Total profit: $7,971
• Equity at exit: $16,362

10-year hold

• IRR: 15.7%
• Equity multiple: 2.44×
• Total profit: $32,303
• Equity at exit: $14,796

Cash invested: $22,372 (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 16686

• Home prices YoY: -0.7%
• Active inventory: 51
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,027 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$97 /mo · $1,159/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $263

Break-even live

Break-even rent $695

Max offer price $79,900

Occupancy floor 69%

Sensitivity live

Price	-10% $308	-5% $285	+0% $263	+5% $240	+10% $217
Rent	-10% $181	-5% $222	+0% $263	+5% $303	+10% $344
Rate	-1.0pp $303	-0.5pp $283	base $263	+0.5pp $242	+1.0pp $221

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $79,900 Active 141 DOM
2. 2026-06-19
   days on market $79,900 Active 139 DOM
3. 2026-06-18
   days on market $79,900 Active 138 DOM
4. 2026-06-17
   days on market $79,900 Active 137 DOM
5. 2026-06-16
   days on market $79,900 Active 136 DOM
6. 2026-06-15
   days on market $79,900 Active 135 DOM
7. 2026-06-14
   days on market $79,900 Active 133 DOM
8. 2026-06-13
   days on market $79,900 Active 132 DOM
9. 2026-06-10
   days on market $79,900 Active 130 DOM
10. 2026-06-09
    days on market $79,900 Active 129 DOM
11. 2026-06-08
    days on market $79,900 Active 128 DOM
12. 2026-06-07
    days on market $79,900 Active 127 DOM
13. 2026-06-05
    days on market $79,900 Active 124 DOM
14. 2026-06-02
    days on market $79,900 Active 122 DOM
15. 2026-06-01
    days on market $79,900 Active 121 DOM
16. 2026-05-31
    days on market $79,900 Active 120 DOM
17. 2026-05-30
    days on market $79,900 Active 119 DOM
18. 2026-05-14
    price $79,900 943-char remark

    Show marketing remark (943 chars)

    Discover the potential in this two story home that was taken down to the studs, situated on a 0.23 acre corner lot in Tyrone, offering a rare opportunity to turn your ideas into a finished design. The interior has been fully cleared and prepped, giving the next owner the freedom to follow the already mapped out floor plan or design a completely custom layout from scratch. It’s truly a blank canvas ready for transformation. Significant updates have already been completed, including new windows, siding, and roof, providing a solid foundation for the renovation ahead. A list of premium materials that will remain with the property, such as kitchen cabinets and other useful items, adds even more value and convenience as you begin the rebuild. Whether you're an investor, a builder, or are simply looking to customize your own space, this property offers the perfect starting point to craft something special in a desirable location.

19. 2026-03-12
    price $83,999 943-char remark

    Show marketing remark (943 chars)

    Discover the potential in this two story home that was taken down to the studs, situated on a 0.23 acre corner lot in Tyrone, offering a rare opportunity to turn your ideas into a finished design. The interior has been fully cleared and prepped, giving the next owner the freedom to follow the already mapped out floor plan or design a completely custom layout from scratch. It’s truly a blank canvas ready for transformation. Significant updates have already been completed, including new windows, siding, and roof, providing a solid foundation for the renovation ahead. A list of premium materials that will remain with the property, such as kitchen cabinets and other useful items, adds even more value and convenience as you begin the rebuild. Whether you're an investor, a builder, or are simply looking to customize your own space, this property offers the perfect starting point to craft something special in a desirable location.

20. 2026-01-31
    listed $93,999 Active 943-char remark

    Show marketing remark (943 chars)

    Discover the potential in this two story home that was taken down to the studs, situated on a 0.23 acre corner lot in Tyrone, offering a rare opportunity to turn your ideas into a finished design. The interior has been fully cleared and prepped, giving the next owner the freedom to follow the already mapped out floor plan or design a completely custom layout from scratch. It’s truly a blank canvas ready for transformation. Significant updates have already been completed, including new windows, siding, and roof, providing a solid foundation for the renovation ahead. A list of premium materials that will remain with the property, such as kitchen cabinets and other useful items, adds even more value and convenience as you begin the rebuild. Whether you're an investor, a builder, or are simply looking to customize your own space, this property offers the perfect starting point to craft something special in a desirable location.

21. 2025-03-28
    soldstatus $25,000 Closed 571-char remark

    Show marketing remark (571 chars)

    Looking for your next project? Get ready to bring your ideas to life to give this two-story diamond in the rough the glory it deserves! Nestled in Tyrone, this home boasts a newer metal roof, ensuring you stay dry as you dive into many renovation opportunities throughout its 1,400+ square feet. This property provides ample parking space and a desirable lot. Full of potential, this blank canvas awaits your personal touch — turn it into the home you’ve always dreamed of or a charming investment property. Cash buyers are encouraged to schedule their tours!

22. 2025-03-03
    status Pending 571-char remark

    Show marketing remark (571 chars)

    Looking for your next project? Get ready to bring your ideas to life to give this two-story diamond in the rough the glory it deserves! Nestled in Tyrone, this home boasts a newer metal roof, ensuring you stay dry as you dive into many renovation opportunities throughout its 1,400+ square feet. This property provides ample parking space and a desirable lot. Full of potential, this blank canvas awaits your personal touch — turn it into the home you’ve always dreamed of or a charming investment property. Cash buyers are encouraged to schedule their tours!

23. 2025-02-26
    listed $34,900 Active 571-char remark

    Show marketing remark (571 chars)

    Looking for your next project? Get ready to bring your ideas to life to give this two-story diamond in the rough the glory it deserves! Nestled in Tyrone, this home boasts a newer metal roof, ensuring you stay dry as you dive into many renovation opportunities throughout its 1,400+ square feet. This property provides ample parking space and a desirable lot. Full of potential, this blank canvas awaits your personal touch — turn it into the home you’ve always dreamed of or a charming investment property. Cash buyers are encouraged to schedule their tours!

ⓘ 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: $1,159 · $97/mo
• Projected year-2 tax: $1,211 · $101/mo
• Expected delta: +$52/yr (+$4/mo · 4.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 16 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: $12,326
• − Mortgage interest: −$4,476
• − Property taxes: −$1,159
• − Insurance: −$400
• − Repairs & maintenance: −$986
• − Management: −$986
• − Depreciation: −$2,324
• Taxable income: $1,995
• Est. tax owed @ 24.0%: −$479
• After-tax cash flow: $2,672/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: Tyrone Area SD
• NCES district ID: 4224030
• Math proficiency: 35% ▼ -10.00%
• Reading proficiency: 57% ▼ -14.00%
• Median HH income: $45,447
• Composite: 38.94/100
• National rank: #4089
• State rank: #263 of 539 in PA

Livability — Northwood

• Score: 46/100
• State rank: #1719
• US rank: #26453

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Northwood, PA
• Population (ZIP): 13,000

Population outlook (Blair County) Hauer SSP2

• Today (2025): 121,571 people
• By 2030: 117,966 · -3.0%
• By 2040: 109,174 · -10.2%
• By 2050: 99,542 · -18.1%
• By 2075: 76,775 · -36.8%
• By 2100: 54,326 · -55.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Slovak 2% Subsaharan African 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Blair

• 2024 margin: Solid R (+43.5) · D 27.9% · R 71.4%
• 2008→2024 swing: -19.2pp toward R · 2008: -24.3pp · 2024: -43.5pp
• All cycles: 2024: R+43.5 2020: R+43.5 2016: R+46.4 2012: R+33.5 2008: R+24.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.77%
• Current HPI: 254.3042
• 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

+128.9% since first listed

6 events — show timeline

• 2026-05-14 Price Changed $79,900 BRIGHT MLS
• 2026-03-12 Price Changed $83,999 BRIGHT MLS
• 2026-01-31 Listed $93,999 BRIGHT MLS
• 2025-03-28 Sold (MLS) $25,000 BRIGHT MLS
• 2025-03-03 Pending — BRIGHT MLS
• 2025-02-26 Listed $34,900 BRIGHT MLS

Property tax history

+12.3%/yr

Latest (2025): $1,159 · +4.7% YoY. Source: county tax records.