186 Johns Ln · Renovo, PA 17764

$49,000

3 bd · None ba · 470 sqft · Other public records · 30 Days on market

Built 1962 0.46 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.4/10.0

Listing remarks

Hunting camp tucked away @ the end of the road. The camp is conveniently located off of Stewart Hill Road. You can ride your ATV directly from property to the ATV trails. You are able to ride on township roads (not state highways).

Key facts

• 0.46 acre lot
• Built 1962
• Listed 29 days

Property features AI

Exterior

• Parking: No designated parking
• Utilities: No water source listed
• Home design: Residential cabin / vacation home; Aluminum siding
• Construction: Metal roof; Pillar/post/pier foundation
• Exterior features: Sloped lot; Has a view

Interior

• Kitchen: Microwave; Refrigerator; Range
• Bedrooms: 5 total rooms (bedroom count not specified)
• Flooring: Linoleum; Carpet
• Heating & cooling: Oil heating; No cooling
• Interior features: Eat-in kitchen; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/?-bath other listed at $49k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($894 rent vs $49k).
• Recommended offer: $48k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#1,424 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools D, crime F, amenities F.
• Keystone Central SD (town): math 32% / reading 44% proficiency, ranked #384 of 539 in PA (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 active listings in the ZIP; 44 units permitted in Clinton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $339 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Clinton County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Recommended offer $48,265 (1.5% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.82% ✓
• Cap rate: 16.22%
• Cash-on-cash: 35.46%
• DSCR: 2.58
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 31.1%
• Equity multiple: 2.30×
• Total profit: $17,870
• Equity at exit: $7,306

10-year hold

• IRR: 38.2%
• Equity multiple: 4.55×
• Total profit: $48,767
• Equity at exit: $4,237

Cash invested: $13,720 (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 17764

• Home prices YoY: -6.0%
• Active inventory: 18
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $894 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$23 /mo · $279/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $405

Break-even live

Break-even rent $381

Max offer price $49,000

Occupancy floor 50%

Sensitivity live

Price	-10% $433	-5% $419	+0% $405	+5% $392	+10% $378
Rent	-10% $335	-5% $370	+0% $405	+5% $441	+10% $476
Rate	-1.0pp $430	-0.5pp $418	base $405	+0.5pp $393	+1.0pp $380

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $49,000 Active 30 DOM
2. 2026-06-18
   days on market $49,000 Active 29 DOM
3. 2026-06-17
   days on market $49,000 Active 28 DOM
4. 2026-06-16
   days on market $49,000 Active 27 DOM
5. 2026-06-15
   days on market $49,000 Active 26 DOM
6. 2026-06-14
   days on market $49,000 Active 24 DOM
7. 2026-06-12
   days on market $49,000 Active 23 DOM
8. 2026-06-09
   days on market $49,000 Active 20 DOM
9. 2026-06-08
   days on market $49,000 Active 19 DOM
10. 2026-06-07
    days on market $49,000 Active 18 DOM
11. 2026-06-04
    days on market $49,000 Active 14 DOM
12. 2026-06-02
    days on market $49,000 Active 13 DOM
13. 2026-06-01
    days on market $49,000 Active 12 DOM
14. 2026-05-31
    days on market $49,000 Active 11 DOM
15. 2026-05-31
    days on market $49,000 Active 10 DOM
16. 2026-05-18
    listed $49,000 Active

ⓘ 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: $279 · $23/mo
• Projected year-2 tax: $527 · $44/mo
• Expected delta: +$248/yr (+$21/mo · 88.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,725
• − Mortgage interest: −$2,745
• − Property taxes: −$279
• − Insurance: −$245
• − Repairs & maintenance: −$858
• − Management: −$858
• − Depreciation: −$1,425
• Taxable income: $4,314
• Est. tax owed @ 24.0%: −$1,035
• After-tax cash flow: $3,829/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: Keystone Central SD
• NCES district ID: 4212725
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 44% ▼ -10.00%
• Median HH income: $42,713
• Composite: 32.09/100
• National rank: #5810
• State rank: #384 of 539 in PA

Livability — Renovo

• Score: 61/100
• State rank: #1424
• US rank: #18059

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,460

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 39,048 people
• By 2030: 38,812 · -0.6%
• By 2040: 38,011 · -2.7%
• By 2050: 36,931 · -5.4%
• By 2075: 34,077 · -12.7%
• By 2100: 29,683 · -24.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Italian 2% Russian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Clinton

• 2024 margin: Solid R (+40.9) · D 29.1% · R 70.0%
• 2008→2024 swing: -38.1pp toward R · 2008: -2.8pp · 2024: -40.9pp
• All cycles: 2024: R+40.9 2020: R+36.3 2016: R+34.8 2012: R+11.3 2008: R+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.16%
• Current HPI: 111.66
• 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

1 event — show timeline

• 2026-05-18 Listed $49,000 WBVAR

Property tax history

+5.0%/yr

Latest (2026): $279 · +1.2% YoY. Source: county tax records.