109 E Dubois Ave · DuBois, PA 15801

$168,000

7 bd · 2.5 ba · 2,864 sqft · Other · 54 Days on market

Built 1900 2,861 sqft lot

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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).

• Appreciation +10.0/10.0
• Cash flow +9.1/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0

Listing remarks

Large 7-bedroom, 3-bath home offering approximately 2,800+ sq ft of living space. Property features a remodeled kitchen and updated flooring in the main living areas. Spacious layout with generously sized bedrooms provides flexibility for a variety of uses. Situated on a sizable lot with additional basement space for storage. Built in 1900 with solid structure and functional layout. Prior sale in 2022. Property presents a strong opportunity for investors or buyers looking for a value-add property. Please allow notice for showings. Contact listing agent to schedule all appointments.

Key facts

• Remodeled kitchen
• Updated flooring
• Sizable lot

Tags

• REMODELED KITCHEN
• UPDATED FLOORING
• SIZABLE LOT
• ADDITIONAL BASEMENT SPACE

Property features AI

Exterior

• Parking: Off-street parking for 3 vehicles
• Utilities: Public water; Public sewer
• Home design: Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Off-street parking (3 total spaces); Resale property

Interior

• Kitchen: Kitchen included; Refrigerator; Stove
• Bedrooms: Upper-level bedrooms including Bedroom 2, Bedroom 3, Bedroom 4, Bedroom 5; Main-level bedroom (Bedroom 2); Bonus rooms on main and upper levels
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Gas heating
• Interior features: Interior entry basement; Total of 11 rooms
• Laundry & utility: Washer; Dryer; Some gas appliances

What this means for you Summary

Snapshot

• This is a 7-bed/2.5-bath other listed at $168k.

Deal economics

• At list price, monthly cash flow is $-128 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (13.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (29.7% below list).
• Recommended offer: $118k (29.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 81/100 on livability (#165 in PA, #1,370 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment D+, commute F.
• Dubois Area SD (town): math 38% / reading 55% proficiency, ranked #262 of 539 in PA (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Juniata El Sch (math 47% / reading 57%, grade C-, #586 of 1,518 statewide, top 42%, 273 students, 100% FRL); Dubois Area Ms (math 26% / reading 51%, grade F, #275 of 512 statewide, top 55%, 1,062 students, 100% FRL); Dubois Area Shs (math 72% / reading 24%, grade D, #153 of 437 statewide, top 37%, 924 students, 100% FRL) — zoned schools average 100% FRL vs 45% district-wide (55 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 42 active listings in the ZIP; 99 units permitted in Clearfield County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Clearfield County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $118,083 (29.7% 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 54 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.70% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.26%
• DSCR: 0.85
• GRM: 11.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 21.9%
• Equity multiple: 2.77×
• Total profit: $83,312
• Equity at exit: $151,348

10-year hold

• IRR: 19.7%
• Equity multiple: 6.35×
• Total profit: $251,654
• Equity at exit: $326,387

Cash invested: $47,040 (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 15801

• Home prices YoY: 6.3%
• Active inventory: 42
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,181 medium
• Mortgage (P&I): −$881
• Tax from tax record: −$110 /mo · $1,316/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $-128

Break-even live

Break-even rent $1,343

Max offer price $145,417

Occupancy floor —

Sensitivity live

Price	-10% $-33	-5% $-80	+0% $-128	+5% $-175	+10% $-223
Rent	-10% $-221	-5% $-174	+0% $-128	+5% $-81	+10% $-35
Rate	-1.0pp $-43	-0.5pp $-85	base $-128	+0.5pp $-171	+1.0pp $-216

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $168,000 Active 54 DOM
2. 2026-06-21
   days on market $168,000 Active 53 DOM
3. 2026-06-18
   days on market $168,000 Active 51 DOM
4. 2026-06-17
   days on market $168,000 Active 50 DOM
5. 2026-06-16
   days on market $168,000 Active 49 DOM
6. 2026-06-15
   days on market $168,000 Active 48 DOM
7. 2026-06-13
   days on market $168,000 Active 46 DOM
8. 2026-06-12
   days on market $168,000 Active 45 DOM
9. 2026-06-09
   days on market $168,000 Active 42 DOM
10. 2026-06-08
    days on market $168,000 Active 41 DOM
11. 2026-06-08
    days on market $168,000 Active 40 DOM
12. 2026-06-07
    days on market $168,000 Active 39 DOM
13. 2026-06-04
    days on market $168,000 Active 36 DOM
14. 2026-06-02
    days on market $168,000 Active 35 DOM
15. 2026-06-01
    days on market $168,000 Active 34 DOM
16. 2026-05-31
    days on market $168,000 Active 33 DOM
17. 2026-04-28
    listed $168,000 Active 588-char remark
18. 2022-05-18
    soldstatus $183,000
19. 2015-11-19
    soldstatus $90,500

ⓘ 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: $1,316 · $110/mo
• Projected year-2 tax: $1,985 · $165/mo
• Expected delta: +$669/yr (+$56/mo · 50.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 18 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: $14,170
• − Mortgage interest: −$9,411
• − Property taxes: −$1,316
• − Insurance: −$840
• − Repairs & maintenance: −$1,134
• − Management: −$1,134
• − Depreciation: −$4,887
• Taxable loss: −$4,551
• Est. tax savings @ 24.0%: +$1,092
• After-tax cash flow: $-442/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: Dubois Area SD
• NCES district ID: 4207830
• Math proficiency: 38% ▼ -7.00%
• Reading proficiency: 55% ▼ -10.00%
• Median HH income: $42,951
• Composite: 39.15/100
• National rank: #4031
• State rank: #262 of 539 in PA

Livability — DuBois

• Score: 81/100
• State rank: #165
• US rank: #1370

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: DuBois, PA
• Population (ZIP): 20,251

Population outlook (Clearfield County) Hauer SSP2

• Today (2025): 79,658 people
• By 2030: 78,358 · -1.6%
• By 2040: 74,670 · -6.3%
• By 2050: 70,186 · -11.9%
• By 2075: 60,391 · -24.2%
• By 2100: 46,886 · -41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Romanian 8% Slovak 2% Italian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Clearfield

• 2024 margin: Solid R (+51.5) · D 23.9% · R 75.4%
• 2008→2024 swing: -39.4pp toward R · 2008: -12.1pp · 2024: -51.5pp
• All cycles: 2024: R+51.5 2020: R+49.5 2016: R+49.6 2012: R+28.9 2008: R+12.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.17%
• Current HPI: 273.6078
• 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

+85.6% since first listed

3 events — show timeline

• 2026-04-28 Listed $168,000 West Penn MLS
• 2022-05-18 Sold (Public Records) $183,000 Public Records
• 2015-11-19 Sold (Public Records) $90,500 Public Records

Property tax history

+3.2%/yr

Latest (2026): $1,316 · +3.5% YoY. Source: county tax records.