133 Montmorenci Rd · Ridgway, PA 15853

$149,900

4 bd · 1.0 ba · 2,127 sqft · SingleFamily public records · 5 Days on market

Built 1927 4,792 sqft lot $70/sqft · 33% above area Est $112k · 33% over ↓ 6% since listing

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Why this score? — see what drove the D 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 +12.4/30.0
• Appreciation +10.0/10.0
• Schools +5.1/10.0
• DSCR +3.7/10.0
• 1% rule +3.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Newly Updated Price!Solid, well-built home featuring beautiful Hyde Murphy woodwork and quality craftsmanship throughout. The updated kitchen and 2.5 bathrooms add modern appeal, while the home offers 3 bedrooms on the 2nd floor and 4th bedroom in the finished attic. Enjoy the cozy sunroom, pleasant side porch, and plenty of additional living areas throughout the home. The finished basement provides extra living space, perfect for a growing family. A 1-stall detached garage adds convenient parking and extra storage space. At this price, this home offers exceptional value. Schedule your showing today!

Key facts

• Pleasant side porch
• Finished attic
• Finished basement

Tags

• QUALITY CRAFTSMANSHIP
• UPDATED KITCHEN
• FINISHED ATTIC
• COZY SUNROOM
• PLEASANT SIDE PORCH
• FINISHED BASEMENT

Property features AI

Exterior

• Parking: Paved parking; One-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Single-unit residential property
• Construction: Below-grade finished area (approx. 300)
• Exterior features: Shingle roof; Lot approximately 51 x 94 (0.11 acres); Residential zoning

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bathrooms: One half bathroom
• Heating & cooling: Natural gas heating; Hot water heating
• Interior features: Dishwasher; Dryer; Microwave; Range; Refrigerator; Washer; Finished basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-25 ($-302/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (15.3% below list).
• Recommended offer: $127k (15.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#1,032 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: health & safety D, amenities F, commute F.
• Ridgway Area SD (town): math 53% / reading 68% proficiency, ranked #79 of 539 in PA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Francis S Grandinetti El Sch (math 52% / reading 67%, grade B-, #377 of 1,518 statewide, top 28%, 362 students, 64% FRL); Ridgway Area Ms (math 42% / reading 67%, grade B-, #76 of 512 statewide, top 16%, 202 students, 56% FRL); Ridgway Area Hs (math 84%, 212 students, 56% FRL) — zoned schools average 59% FRL vs 40% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 25 active listings in the ZIP; 53 units permitted in Elk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Elk County population projected at -27% 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,992 (15.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1927 — 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. Schools are A-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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.85% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.72%
• DSCR: 0.97
• GRM: 9.8

CMA / ARV

• ARV (median comp): $112,359
• List price: $149,900
• Delta: 37.95%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 23.8%
• Equity multiple: 2.91×
• Total profit: $80,049
• Equity at exit: $135,042

10-year hold

• IRR: 21.1%
• Equity multiple: 6.65×
• Total profit: $237,023
• Equity at exit: $291,223

Cash invested: $41,972 (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 15853

• Home prices YoY: 9.2%
• Active inventory: 25
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,270 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$180 /mo · $2,159/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $-25

Break-even live

Break-even rent $1,302

Max offer price $145,449

Occupancy floor 97%

Sensitivity live

Price	-10% $60	-5% $17	+0% $-25	+5% $-68	+10% $-110
Rent	-10% $-126	-5% $-75	+0% $-25	+5% $25	+10% $75
Rate	-1.0pp $50	-0.5pp $13	base $-25	+0.5pp $-64	+1.0pp $-104

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $149,900 Active 5 DOM
2. 2026-06-21
   days on market $149,900 Active 4 DOM
3. 2026-06-18
   days on market $149,900 Active 2 DOM
4. 2026-06-17
   remarks 607-char remark
5. 2026-06-17
   pricedays on marketlisting id $149,900 Active 1 DOM
6. 2026-06-15
   days on market $155,000 Active 472 DOM
7. 2026-06-13
   days on market $155,000 Active 470 DOM
8. 2026-06-12
   days on market $155,000 Active 469 DOM
9. 2026-06-09
   days on market $155,000 Active 466 DOM
10. 2026-06-08
    days on market $155,000 Active 465 DOM
11. 2026-06-08
    days on market $155,000 Active 464 DOM
12. 2026-06-04
    days on market $155,000 Active 460 DOM
13. 2026-06-02
    days on market $155,000 Active 459 DOM
14. 2026-06-01
    days on market $155,000 Active 458 DOM
15. 2026-05-31
    days on market $155,000 Active 457 DOM
16. 2026-02-18
    price $155,000 391-char remark
17. 2025-02-28
    listed $169,000 Active 391-char remark
18. 2021-06-11
    soldstatus $160,000

ⓘ 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: $2,159 · $180/mo
• Projected year-2 tax: $2,264 · $189/mo
• Expected delta: +$105/yr (+$9/mo · 4.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥89°F today · 19 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: $15,239
• − Mortgage interest: −$8,397
• − Property taxes: −$2,159
• − Insurance: −$750
• − Repairs & maintenance: −$1,219
• − Management: −$1,219
• − Depreciation: −$4,361
• Taxable loss: −$2,865
• Est. tax savings @ 24.0%: +$688
• After-tax cash flow: $385/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: Ridgway Area SD
• NCES district ID: 4220310
• Math proficiency: 53% ▼ -8.00%
• Reading proficiency: 68% ▼ -4.00%
• Median HH income: $43,406
• Composite: 50.8/100
• National rank: #1807
• State rank: #79 of 539 in PA

Livability — Ridgway

• Score: 66/100
• State rank: #1032
• US rank: #11497

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ridgway, PA
• Population (ZIP): 6,330

Population outlook (Elk County) Hauer SSP2

• Today (2025): 28,567 people
• By 2030: 27,172 · -4.9%
• By 2040: 24,111 · -15.6%
• By 2050: 20,967 · -26.6%
• By 2075: 15,355 · -46.2%
• By 2100: 10,418 · -63.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Romanian 7% Lithuanian 2% Italian 2%
• Foreign-born: 1% · China

Political lean MEDSL · Elk

• 2024 margin: Solid R (+47.0) · D 26.1% · R 73.1%
• 2008→2024 swing: -51.3pp toward R · 2008: 4.3pp · 2024: -47.0pp
• All cycles: 2024: R+47.0 2020: R+45.1 2016: R+43.8 2012: R+15.7 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.34%
• Current HPI: 122.9988
• 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

-6.3% since first listed

4 events — show timeline

• 2026-06-16 Listed $149,900 ECBR
• 2026-02-18 Price Changed $155,000 ECBR
• 2025-02-28 Listed $169,000 ECBR
• 2021-06-11 Sold (Public Records) $160,000 Public Records

Property tax history

+2.3%/yr

Latest (2026): $2,159 · +4.1% YoY. Source: county tax records.