299 Snow Shoe Mountain Forest Rd

Clarence, PA 16874

$89,900B-

2 bd · None ba · 688 sqft · Built 1987 · SingleFamily · Active · 29 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $942/mo
• Mortgage (P&I): −$471
• Tax + insurance: −$150
• HOA: −$8
• Vac / Maint / Mgmt: −$198
• Net cashflow: $115/mo
• Annual: $1,377/yr
• Cap rate: 7.83%
• Cash-on-cash: 5.47%
• DSCR: 1.24
• 1% rule: 1.05%
• Cash to close: $25,172

Investor read

• This is a 2-bed/?-bath single-family listed at $90k. Condition is rated fair.
• 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).
• It's been on market 29 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• In year one you build about $4k of equity ($622 loan paydown + $3k appreciation (3.4% local appreciation)).
• 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).
• 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.

Questions for listing agent

• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• 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.