123 Tyler Ave · Ridgway, PA 15853

$129,000

3 bd · 1.0 ba · 1,629 sqft · SingleFamily public records · 86 Days on market

Built 1900 $79/sqft · at area comps Est $131k · at est.

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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 +16.3/30.0
• Appreciation +10.0/10.0
• ARV discount +8.0/15.0
• DSCR +5.1/10.0
• Schools +5.1/10.0
• 1% rule +4.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this charming, well-maintained home conveniently located in Ridgway PA, just moments from schools, shopping, businesses, and everyday essentials. Step inside to discover a spacious living room perfect for relaxing or entertaining, flowing into a functional kitchen ready for family meals. The generous family room features a cozy fireplace & bar ideal for gatherings on cool evenings and opens up the home's living space beautifully. The 3 bedrooms include a versatile captive bedroom, offering flexibility as a guest room, office or quiet retreat, plus a full bath for convenience. The corner lot provides ample yard space for outdoor activities and complete with a detached one-stall garage. This home is move in ready and waiting for its next family! Schedule your showing today

Key facts

• Functional kitchen
• Cozy fireplace
• Generous family room

Tags

• SPACIOUS LIVING ROOM
• FUNCTIONAL KITCHEN
• GENEROUS FAMILY ROOM
• COZY FIREPLACE
• DETACHED ONE-STALL GARAGE
• CORNER LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $72 ($860/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (6.2% below list).
• Recommended offer: $121k (6.2% 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+, schools 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.
• 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 $14k of equity ($892 loan paydown + $13k 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $98k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,033 (6.2% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.94% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.38%
• DSCR: 1.11
• GRM: 8.9

CMA / ARV

• ARV (median comp): $130,574
• List price: $129,000
• Delta: -1.21%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 26.0%
• Equity multiple: 3.07×
• Total profit: $74,833
• Equity at exit: $116,213

10-year hold

• IRR: 22.8%
• Equity multiple: 7.00×
• Total profit: $216,812
• Equity at exit: $250,619

Cash invested: $36,120 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,210 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$154 /mo · $1,851/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $72

Break-even live

Break-even rent $1,120

Max offer price $129,000

Occupancy floor 89%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-12
   statusdays on market $129,000 Pending 86 DOM
2. 2026-06-09
   days on market $129,000 Active 83 DOM
3. 2026-06-08
   days on market $129,000 Active 82 DOM
4. 2026-06-08
   days on market $129,000 Active 81 DOM
5. 2026-06-04
   days on market $129,000 Active 77 DOM
6. 2026-06-02
   days on market $129,000 Active 76 DOM
7. 2026-06-01
   days on market $129,000 Active 75 DOM
8. 2026-05-31
   days on market $129,000 Active 74 DOM
9. 2026-04-27
   price $139,900 798-char remark

   Show marketing remark (798 chars)

   Welcome to this charming, well-maintained home conveniently located in Ridgway PA, just moments from schools, shopping, businesses, and everyday essentials. Step inside to discover a spacious living room perfect for relaxing or entertaining, flowing into a functional kitchen ready for family meals. The generous family room features a cozy fireplace & bar ideal for gatherings on cool evenings and opens up the home's living space beautifully. The 3 bedrooms include a versatile captive bedroom, offering flexibility as a guest room, office or quiet retreat, plus a full bath for convenience. The corner lot provides ample yard space for outdoor activities and complete with a detached one-stall garage. This home is move in ready and waiting for its next family! Schedule your showing today

10. 2026-03-18
    listed $148,000 Active 798-char remark

    Show marketing remark (798 chars)

    Welcome to this charming, well-maintained home conveniently located in Ridgway PA, just moments from schools, shopping, businesses, and everyday essentials. Step inside to discover a spacious living room perfect for relaxing or entertaining, flowing into a functional kitchen ready for family meals. The generous family room features a cozy fireplace & bar ideal for gatherings on cool evenings and opens up the home's living space beautifully. The 3 bedrooms include a versatile captive bedroom, offering flexibility as a guest room, office or quiet retreat, plus a full bath for convenience. The corner lot provides ample yard space for outdoor activities and complete with a detached one-stall garage. This home is move in ready and waiting for its next family! Schedule your showing today

11. 2024-11-07
    soldstatus $98,450
12. 2024-10-18
    soldstatus $8,000

ⓘ 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: $1,851 · $154/mo
• Projected year-2 tax: $1,945 · $162/mo
• Expected delta: +$93/yr (+$8/mo · 5.0%)

ⓘ 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 1/10 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: $14,524
• − Mortgage interest: −$7,226
• − Property taxes: −$1,851
• − Insurance: −$645
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$3,753
• Taxable loss: −$1,275
• Est. tax savings @ 24.0%: +$306
• After-tax cash flow: $1,166/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

+1648.8% since first listed

4 events — show timeline

• 2026-04-27 Price Changed $139,900 ECBR
• 2026-03-18 Listed $148,000 ECBR
• 2024-11-07 Sold (Public Records) $98,450 Public Records
• 2024-10-18 Sold (Public Records) $8,000 Public Records

Property tax history

+2.1%/yr

Latest (2026): $1,851 · +4.1% YoY. Source: county tax records.