1109 Central Ave · Chapman, PA 17764

$99,995

3 bd · 1.0 ba · 1,371 sqft · SingleFamily public records · 25 Days on market

Built 1937 9,017 sqft lot Est $89k · 12% over

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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 +26.3/30.0
• DSCR +8.9/10.0
• 1% rule +6.8/10.0
• Livability +3.3/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.0/15.0
• Appreciation +1.4/10.0

Listing remarks

Charming and efficient 1.5-story living awaits at 1109 Central Ave in Renovo, PA! This delightful 3-bedroom, 1-bath detached ranch style home spans 1,371 square feet and sits on a manageable . 21-acre lot. Enjoy complete peace of mind with central A/C, natural gas heat, and public water/sewer connections. The exterior features a 1-car garage and framed views of the stunning local mountains. Situated close to the Susquehanna River for outdoor enthusiasts and within easy reach of Lock Haven University, this property is perfect as a primary residence, student rental, or weekend getaway. Schedule your tour today!

Key facts

• Natural gas heat
• Framed views
• Central a/c

Tags

• CENTRAL A/C
• NATURAL GAS HEAT
• PUBLIC WATER
• 1-CAR GARAGE
• FRAMED VIEWS
• CLOSE TO SUSQUEHANNA RIVER

Property features AI

Exterior

• Parking: Attached front-entry garage with additional storage (1 garage space); Driveway with space for 4 cars; Total of 5 parking spaces
• Utilities: Public water; Private sewer; Electric cooling fuel; Natural gas heating fuel
• Home design: Detached property; Vinyl siding construction; Fee simple ownership
• Construction: Vinyl siding exterior; Permanent foundation; Above-grade structures
• Exterior features: Located in FEMA zone X500 (minimal flood risk); No tidal water

Interior

• Bedrooms: Two bedrooms on the main level; One bedroom on the upper level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Wall unit heating; Central air conditioning; Electric hot water
• Interior features: Estimated living area; Full basement; Two or more access exits
• Laundry & utility: Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 1.7% in Chapman — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#1,053 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment C-, schools D-, 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,495 (1.5% below list)

Questions for the listing agent

1. Built in 1937 — 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. 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: 1.18% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.02%
• DSCR: 1.49
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $89,115
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1130 Market St	0.12mi	3/1.0	1,314 (-4%)	15mo	$20,000	$15	75
1011 Central Ave	0.13mi	3/1.0	1,216 (-11%)	18mo	$79,000	$65	60

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

Projected returns pro-forma

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

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $182
• Equity at exit: $14,910

10-year hold

• IRR: 9.8%
• Equity multiple: 1.76×
• Total profit: $21,274
• Equity at exit: $8,646

Cash invested: $27,999 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,176 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$106 /mo · $1,272/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $257

Break-even live

Break-even rent $851

Max offer price $99,995

Occupancy floor 73%

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: $24,999
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $99,995 Active 25 DOM
2. 2026-06-17
   days on market $99,995 Active 24 DOM
3. 2026-06-16
   days on market $99,995 Active 23 DOM
4. 2026-06-15
   days on market $99,995 Active 22 DOM
5. 2026-06-14
   days on market $99,995 Active 20 DOM
6. 2026-06-13
   price $99,995 Active 19 DOM
7. 2026-06-12
   days on market $109,995 Active 19 DOM
8. 2026-06-09
   days on market $109,995 Active 16 DOM
9. 2026-06-08
   days on market $109,995 Active 15 DOM
10. 2026-06-07
    days on market $109,995 Active 14 DOM
11. 2026-06-04
    days on market $109,995 Active 10 DOM
12. 2026-06-03
    price $109,995 Active 9 DOM
13. 2026-06-02
    days on market $119,995 Active 9 DOM
14. 2026-06-01
    days on market $119,995 Active 8 DOM
15. 2026-05-31
    days on market $119,995 Active 7 DOM
16. 2026-05-31
    days on market $119,995 Active 6 DOM
17. 2026-05-24
    listed $119,995 Active
18. 2020-08-14
    soldstatus $70,000

ⓘ 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: $1,272 · $106/mo
• Projected year-2 tax: $1,426 · $119/mo
• Expected delta: +$154/yr (+$13/mo · 12.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $14,115
• − Mortgage interest: −$5,601
• − Property taxes: −$1,272
• − Insurance: −$500
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$2,909
• Taxable income: $1,574
• Est. tax owed @ 24.0%: −$378
• After-tax cash flow: $2,708/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 — Chapman

• Score: 66/100
• State rank: #1053
• US rank: #11836

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Farwell, PA
• 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

+71.4% since first listed

2 events — show timeline

• 2026-05-24 Listed $119,995 BRIGHT MLS
• 2020-08-14 Sold (Public Records) $70,000 Public Records

Property tax history

+11.1%/yr

Latest (2026): $1,272 · +1.1% YoY. Source: county tax records.