299 Snow Shoe Mountain Forest Rd · Clarence, PA 16874

$89,900

2 bd · None ba · 688 sqft · SingleFamily · 29 Days on market

Built 1987 Fair condition 1.00 ac lot Est $140k · 36% under $8/mo HOA · 1% of rent

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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 +20.3/30.0
• ARV discount +15.0/15.0
• Appreciation +6.7/10.0
• DSCR +6.4/10.0
• 1% rule +5.5/10.0
• Schools +4.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Escape to the mountains with this cozy recreational camp tucked away on 1 acre in Snow Shoe! Located in a gated community surrounded by thousands of acres of State Game Lands and an additional 156 acres shared by community homeowners, this property is the perfect basecamp for outdoor enthusiasts. Enjoy access to ATV trails, hunting, fishing, and endless opportunities to explore the surrounding wilderness. Inside, the camp offers rustic charm with insulated walls, ceilings, and floors for added comfort. Propane fuels the gas range and lighting, and a generator is included for convenience and peace of mind. A new metal roof was added in 2017. Whether you're looking for a seasonal getaway, hun

Key facts

• Gated community
• Generator included
• Insulated walls

Tags

• GATED COMMUNITY
• STATE GAME LANDS
• ATV TRAILS
• FISHING
• INSULATED WALLS
• GENERATOR INCLUDED

Property features AI

Finance

• Other: Finished above-grade area of 688 (source: Assessor); Total below-grade area: 0; Year built source: Assessor
• Financial info: Fee simple ownership
• HOA & community: Annual HOA fee of $100

Exterior

• Parking: Driveway
• Utilities: Holding tank sewer
• Home design: Detached property; Metal roof; Wood siding construction; Pillar/post/pier foundation
• Construction: Wood siding; Metal roof; Pillar/post/pier foundation; Detached structure
• Exterior features: No basement; No tidal water nearby

Interior

• Kitchen: Standard kitchen
• Bedrooms: Two bedrooms on the main level
• Bathrooms: Two bathrooms
• Heating & cooling: Wood-burning stove heating; Wood as heating fuel
• Interior features: Living room; Kitchen; Two bathrooms

What this means for you Summary

Snapshot

• This is a 2-bed/?-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $115 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($942 rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,458 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Bald Eagle Area SD (rural): math 46% / reading 51% proficiency, ranked #199 of 539 in PA (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 399 units permitted in Centre County in 2024 (44 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($622 loan paydown + $3k appreciation (3.4% local appreciation)).
• Centre County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.05% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.47%
• DSCR: 1.24
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $139,664
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
293 Snow Shoe Mountain Forest Rd	0.03mi	2/1.0	616 (-10%)	1mo	$125,000	$203	81
276 Snow Shoe Mountain Forest Rd	0.13mi	2/—	600 (-13%)	21mo	$121,000	$202	55

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

Projected returns pro-forma

3.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.6%
• Equity multiple: 1.79×
• Total profit: $20,001
• Equity at exit: $42,382

10-year hold

• IRR: 15.2%
• Equity multiple: 3.33×
• Total profit: $58,750
• Equity at exit: $66,881

Cash invested: $25,172 (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 16874

• Home prices YoY: 1.9%
• Active inventory: 4
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $942 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$8
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $115

Break-even live

Break-even rent $797

Max offer price $89,900

Occupancy floor 83%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $8 · $96/yr
• Likely covers: gassecurity

Listing history 18 events

1. 2026-06-19
   days on market $89,900 Active 29 DOM
2. 2026-06-18
   price $89,900 Active 28 DOM
3. 2026-06-18
   days on market $95,000 Active 28 DOM
4. 2026-06-17
   days on market $95,000 Active 27 DOM
5. 2026-06-16
   days on market $95,000 Active 26 DOM
6. 2026-06-15
   days on market $95,000 Active 25 DOM
7. 2026-06-14
   days on market $95,000 Active 23 DOM
8. 2026-06-13
   days on market $95,000 Active 22 DOM
9. 2026-06-10
   days on market $95,000 Active 20 DOM
10. 2026-06-09
    days on market $95,000 Active 19 DOM
11. 2026-06-08
    days on market $95,000 Active 18 DOM
12. 2026-06-07
    days on market $95,000 Active 17 DOM
13. 2026-06-05
    days on market $95,000 Active 14 DOM
14. 2026-06-02
    days on market $95,000 Active 12 DOM
15. 2026-06-01
    days on market $95,000 Active 11 DOM
16. 2026-05-31
    days on market $95,000 Active 10 DOM
17. 2026-05-30
    days on market $95,000 Active 9 DOM
18. 2026-05-21
    listed $95,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥90°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: $11,302
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$904
• − Management: −$904
• − HOA: −$96
• − Depreciation: −$2,615
• Taxable loss: −$51
• Est. tax savings @ 24.0%: +$12
• After-tax cash flow: $1,390/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 · 13 photos

Fair 45/100 Moderate rehab

This recreational camp in Snow Shoe, PA, requires significant repairs and maintenance to improve its condition and increase its value for both resale and rental.

Repairs flagged

• Major roof — The independent satellite image shows a metal roof, but the listing photos do not confirm its condition. The listing mentions a new metal roof added in 2017, which could be a recent repair.
• Major exterior siding — The exterior siding appears weathered and in need of repainting or staining.
• Major flooring — The interior flooring appears to be carpeted and in need of cleaning or replacement.
• Major interior walls — The interior walls appear to be covered in textured wallpaper or paneling, which may be peeling or in need of repainting.
• Major systems — The listing mentions a propane gas range and lighting, but the independent image does not show any appliances or systems. The listing also mentions a generator, which is not visible in the photos.

Value-add opportunities

• Both painting and staining exterior siding — Painting and staining the exterior siding can improve the curb appeal and increase the property's value for both resale and rental.
• Both replacing carpet with hardwood flooring — Replacing the carpet with hardwood flooring can improve the interior aesthetics and increase the property's value for both resale and rental.
• Both replacing appliances with modern ones — Replacing the propane gas range and lighting with modern appliances can improve the functionality and energy efficiency of the home, increasing its value for both resale and rental.
• Both replacing generator with a more efficient one — Replacing the generator with a more efficient one can improve the home's functionality and energy efficiency, increasing its value for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The independent satellite image shows a metal roof, but the listing photos do not confirm its condition. The listing mentions a new metal roof added in 2017, which could be a recent repair.	Major	$15,000–50,000
exterior siding · The exterior siding appears weathered and in need of repainting or staining.	Major	$15,000–50,000
flooring · The interior flooring appears to be carpeted and in need of cleaning or replacement.	Major	$15,000–50,000
interior walls · The interior walls appear to be covered in textured wallpaper or paneling, which may be peeling or in need of repainting.	Major	$15,000–50,000
systems · The listing mentions a propane gas range and lighting, but the independent image does not show any appliances or systems. The listing also mentions a generator, which is not visible in the photos.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both painting and staining exterior siding — Painting and staining the exterior siding can improve the curb appeal and increase the property's value for both resale and rental. ↑
• Both replacing carpet with hardwood flooring — Replacing the carpet with hardwood flooring can improve the interior aesthetics and increase the property's value for both resale and rental. ↑
• Both replacing appliances with modern ones — Replacing the propane gas range and lighting with modern appliances can improve the functionality and energy efficiency of the home, increasing its value for both resale and rental. ↑
• Both replacing generator with a more efficient one — Replacing the generator with a more efficient one can improve the home's functionality and energy efficiency, increasing its value for both resale and rental. ↑

ⓘ 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: Bald Eagle Area SD
• NCES district ID: 4202910
• Math proficiency: 46% ▼ -12.00%
• Reading proficiency: 51% ▼ -14.00%
• Median HH income: $52,604
• Composite: 41.78/100
• National rank: #3395
• State rank: #199 of 539 in PA

Livability — Clarence

• Score: 60/100
• State rank: #1458
• US rank: #18727

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,209

Population outlook (Centre County) Hauer SSP2

• Today (2025): 177,113 people
• By 2030: 185,138 · +4.5%
• By 2040: 196,009 · +10.7%
• By 2050: 205,070 · +15.8%
• By 2075: 217,575 · +22.8%
• By 2100: 230,649 · +30.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 5% Italian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Russian/Polish/Slavic 1% Korean 1%

Political lean MEDSL · Centre

• 2024 margin: Toss-up / Even · D 50.9% · R 48.1% · Other 1.0%
• 2008→2024 swing: -9.0pp toward R · 2008: 11.8pp · 2024: 2.8pp
• All cycles: 2024: D+2.8 2020: D+4.8 2016: D+1.9 2012: R+0.0 2008: D+11.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.38%
• Current HPI: 177.8206
• 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

• 2026-05-21 Listed $95,000 BRIGHT MLS