6 N Tionesta Ave · Kane, PA 16735

$119,500

3 bd · 1.5 ba · 1,559 sqft · Other public records · 144 Days on market

Built 1908 7,405 sqft lot $77/sqft · 8% below area Est $130k · 8% under

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Why this score? — see what drove the D 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).

• ARV discount +11.0/15.0
• Cash flow +10.2/30.0
• Schools +3.7/10.0
• Appreciation +3.6/10.0
• 1% rule +3.5/10.0
• Livability +3.4/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Set on a wonderful corner lot, this property offers partial fencing for added privacy and the everyday convenience of being just moments from the elementary and middle school. With some needed repairs, it presents a great opportunity to remodel and customize the home to your style. The first floor provides a comfortable living room and a large open kitchen and dining area separated by a breakfast bar—ideal for gatherings and meals—plus the unique window bench offers even more seating. A generous family room with a half bath and a freestanding fireplace adds even more flexibility for relaxation or entertaining. Upstairs, you’ll find three bedrooms and a full bath, offering plenty of room for family, guests, or a dedicated home office. A detached 2 car garage with storage above keeps your vehicles protected year-round while giving you valuable extra space for tools, equipment, or seasonal items. This home delivers space, convenience, and potential—ready for your vision to bring it to life.

Key facts

• Unique window bench
• Large open kitchen
• Corner lot

Tags

• CORNER LOT
• LARGE OPEN KITCHEN
• BREAKFAST BAR
• UNIQUE WINDOW BENCH
• FREESTANDING FIREPLACE
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $-68 ($-818/yr) — negative.
• To cash-flow at today's rent, offer at most $107k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $101k (15.3% below list).
• Recommended offer: $101k (15.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#901 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Kane Area SD (rural): math 35% / reading 54% proficiency, ranked #291 of 539 in PA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 44 active listings in the ZIP; 29 units permitted in McKean County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.7%/yr); year-one equity from $826 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• McKean County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $46k; list at $120k implies a 160% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,249 (15.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.45%
• DSCR: 0.89
• GRM: 9.8

CMA / ARV

• ARV (median comp): $129,501
• List price: $119,500
• Delta: -7.72%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-2.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.33×
• Total profit: $-22,354
• Equity at exit: $19,214

10-year hold

• IRR: -11.2%
• Equity multiple: 0.29×
• Total profit: $-23,765
• Equity at exit: $12,747

Cash invested: $33,460 (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 16735

• Home prices YoY: -1.8%
• Active inventory: 44
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,012 medium
• Mortgage (P&I): −$627
• Tax from tax record: −$192 /mo · $2,299/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $-68

Break-even live

Break-even rent $1,099

Max offer price $107,451

Occupancy floor —

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: $29,875
• Closing costs: $3,585
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $119,500 Active 144 DOM
2. 2026-06-18
   days on market $119,500 Active 143 DOM
3. 2026-06-17
   days on market $119,500 Active 142 DOM
4. 2026-06-16
   days on market $119,500 Active 141 DOM
5. 2026-06-15
   days on market $119,500 Active 140 DOM
6. 2026-06-14
   days on market $119,500 Active 138 DOM
7. 2026-06-12
   days on market $119,500 Active 137 DOM
8. 2026-06-09
   days on market $119,500 Active 134 DOM
9. 2026-06-08
   days on market $119,500 Active 133 DOM
10. 2026-06-07
    days on market $119,500 Active 132 DOM
11. 2026-06-04
    days on market $119,500 Active 128 DOM
12. 2026-06-02
    days on market $119,500 Active 127 DOM
13. 2026-06-01
    days on market $119,500 Active 126 DOM
14. 2026-05-31
    days on market $119,500 Active 125 DOM
15. 2026-05-31
    days on market $119,500 Active 124 DOM
16. 2026-04-18
    price $119,500 1026-char remark

    Show marketing remark (1026 chars)

    Set on a wonderful corner lot, this property offers partial fencing for added privacy and the everyday convenience of being just moments from the elementary and middle school. With some needed repairs, it presents a great opportunity to remodel and customize the home to your style. The first floor provides a comfortable living room and a large open kitchen and dining area separated by a breakfast bar—ideal for gatherings and meals—plus the unique window bench offers even more seating. A generous family room with a half bath and a freestanding fireplace adds even more flexibility for relaxation or entertaining. Upstairs, you’ll find three bedrooms and a full bath, offering plenty of room for family, guests, or a dedicated home office. A detached 2 car garage with storage above keeps your vehicles protected year-round while giving you valuable extra space for tools, equipment, or seasonal items. This home delivers space, convenience, and potential—ready for your vision to bring it to life.

17. 2026-01-26
    listed $125,000 Active 1026-char remark

    Show marketing remark (1026 chars)

    Set on a wonderful corner lot, this property offers partial fencing for added privacy and the everyday convenience of being just moments from the elementary and middle school. With some needed repairs, it presents a great opportunity to remodel and customize the home to your style. The first floor provides a comfortable living room and a large open kitchen and dining area separated by a breakfast bar—ideal for gatherings and meals—plus the unique window bench offers even more seating. A generous family room with a half bath and a freestanding fireplace adds even more flexibility for relaxation or entertaining. Upstairs, you’ll find three bedrooms and a full bath, offering plenty of room for family, guests, or a dedicated home office. A detached 2 car garage with storage above keeps your vehicles protected year-round while giving you valuable extra space for tools, equipment, or seasonal items. This home delivers space, convenience, and potential—ready for your vision to bring it to life.

18. 2014-04-04
    soldstatus $46,000

ⓘ 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: $2,299 · $192/mo
• Projected year-2 tax: $2,299 · $192/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low 7 d/yr ≥88°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,150
• − Mortgage interest: −$6,694
• − Property taxes: −$2,299
• − Insurance: −$598
• − Repairs & maintenance: −$972
• − Management: −$972
• − Depreciation: −$3,476
• Taxable loss: −$2,861
• Est. tax savings @ 24.0%: +$687
• After-tax cash flow: $-132/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: Kane Area SD
• NCES district ID: 4212660
• Math proficiency: 35% ▼ -9.00%
• Reading proficiency: 54% ▼ -11.00%
• Median HH income: $41,784
• Composite: 37.36/100
• National rank: #4434
• State rank: #291 of 539 in PA

Livability — Kane

• Score: 68/100
• State rank: #901
• US rank: #9593

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kane, PA
• Population (ZIP): 6,465

Population outlook (McKean County) Hauer SSP2

• Today (2025): 40,518 people
• By 2030: 39,290 · -3.0%
• By 2040: 36,438 · -10.1%
• By 2050: 33,556 · -17.2%
• By 2075: 27,682 · -31.7%
• By 2100: 21,726 · -46.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 5% Lithuanian 3% Polish 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · McKean

• 2024 margin: Solid R (+47.2) · D 26.0% · R 73.2%
• 2008→2024 swing: -29.9pp toward R · 2008: -17.3pp · 2024: -47.2pp
• All cycles: 2024: R+47.2 2020: R+46.2 2016: R+47.2 2012: R+28.2 2008: R+17.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.74%
• Current HPI: 152.8176
• 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

+159.8% since first listed

3 events — show timeline

• 2026-04-18 Price Changed $119,500 UNYREIS
• 2026-01-26 Listed $125,000 UNYREIS
• 2014-04-04 Sold (Public Records) $46,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $2,299 · +4.3% YoY. Source: county tax records.