45 E Cardott St · Ridgway, PA 15853

$120,000

3 bd · 2.0 ba · 1,428 sqft · SingleFamily public records · 42 Days on market

Built 1948 3,920 sqft lot $84/sqft · 8% below area Est $130k · 8% under

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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 +19.2/30.0
• ARV discount +11.1/15.0
• Appreciation +10.0/10.0
• DSCR +6.1/10.0
• Schools +5.1/10.0
• 1% rule +4.9/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Well maintained 3-bedroom, 2 full bath home located in a desirable neighborhood. This property features comfortable living throughout with central air for year-round climate control. Enjoy peace of mind with updated windows (approximately 5 years old) that enhance energy efficiency and natural light. The home offers a functional layout with spacious bedrooms and well-appointed bathrooms. The downstairs features hardwood floors under the carpeting. Step outside to a nice back porch, perfect for relaxing. Situated in a quiet and welcoming neighborhood, this home is ideal for those seeking both comfort and convenience. SCHEDULE YOUR SHOWING SOON!!

Key facts

• Updated windows
• Back porch
• Central air

Tags

• CENTRAL AIR
• UPDATED WINDOWS
• HARDWOOD FLOORS
• BACK PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/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 $119k (0.9% below list).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

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 $13k of equity ($830 loan paydown + $12k 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 $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.99% ✗
• Cap rate: 7.59%
• Cash-on-cash: 4.62%
• DSCR: 1.21
• GRM: 8.4

CMA / ARV

• ARV (median comp): $130,425
• List price: $120,000
• Delta: -7.99%
• 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: 27.6%
• Equity multiple: 3.19×
• Total profit: $73,592
• Equity at exit: $108,106

10-year hold

• IRR: 24.1%
• Equity multiple: 7.26×
• Total profit: $210,256
• Equity at exit: $233,134

Cash invested: $33,600 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,189 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$131 /mo · $1,573/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $129

Break-even live

Break-even rent $1,026

Max offer price $120,000

Occupancy floor 84%

Sensitivity live

Price	-10% $197	-5% $163	+0% $129	+5% $95	+10% $61
Rent	-10% $35	-5% $82	+0% $129	+5% $176	+10% $223
Rate	-1.0pp $190	-0.5pp $160	base $129	+0.5pp $98	+1.0pp $66

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-08
   status Active 652-char remark

   Show marketing remark (652 chars)

   Well maintained 3-bedroom, 2 full bath home located in a desirable neighborhood. This property features comfortable living throughout with central air for year-round climate control. Enjoy peace of mind with updated windows (approximately 5 years old) that enhance energy efficiency and natural light. The home offers a functional layout with spacious bedrooms and well-appointed bathrooms. The downstairs features hardwood floors under the carpeting. Step outside to a nice back porch, perfect for relaxing. Situated in a quiet and welcoming neighborhood, this home is ideal for those seeking both comfort and convenience. SCHEDULE YOUR SHOWING SOON!!

2. 2026-04-30
   status Pending 652-char remark

   Show marketing remark (652 chars)

   Well maintained 3-bedroom, 2 full bath home located in a desirable neighborhood. This property features comfortable living throughout with central air for year-round climate control. Enjoy peace of mind with updated windows (approximately 5 years old) that enhance energy efficiency and natural light. The home offers a functional layout with spacious bedrooms and well-appointed bathrooms. The downstairs features hardwood floors under the carpeting. Step outside to a nice back porch, perfect for relaxing. Situated in a quiet and welcoming neighborhood, this home is ideal for those seeking both comfort and convenience. SCHEDULE YOUR SHOWING SOON!!

3. 2026-03-31
   listed $120,000 Active 652-char remark

   Show marketing remark (652 chars)

   Well maintained 3-bedroom, 2 full bath home located in a desirable neighborhood. This property features comfortable living throughout with central air for year-round climate control. Enjoy peace of mind with updated windows (approximately 5 years old) that enhance energy efficiency and natural light. The home offers a functional layout with spacious bedrooms and well-appointed bathrooms. The downstairs features hardwood floors under the carpeting. Step outside to a nice back porch, perfect for relaxing. Situated in a quiet and welcoming neighborhood, this home is ideal for those seeking both comfort and convenience. SCHEDULE YOUR SHOWING SOON!!

ⓘ 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: $1,573 · $131/mo
• Projected year-2 tax: $1,734 · $145/mo
• Expected delta: +$162/yr (+$13/mo · 10.3%)

ⓘ 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 · 20 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: $14,272
• − Mortgage interest: −$6,722
• − Property taxes: −$1,573
• − Insurance: −$600
• − Repairs & maintenance: −$1,142
• − Management: −$1,142
• − Depreciation: −$3,491
• Taxable loss: −$397
• Est. tax savings @ 24.0%: +$95
• After-tax cash flow: $1,646/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

3 events — show timeline

• 2026-05-08 Relisted — ECBR
• 2026-04-30 Pending — ECBR
• 2026-03-31 Listed $120,000 ECBR

Property tax history

+2.1%/yr

Latest (2026): $1,573 · +4.1% YoY. Source: county tax records.