520 Hancock St · Clymer, PA 15728

$79,900

3 bd · 1.0 ba · 1,190 sqft · SingleFamily public records · 28 Days on market

Built 1930 7,501 sqft lot Est $107k · 25% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Appreciation +7.3/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This property boasts 3 bedrooms, 1.5 bathrooms, central air, a metal roof, and a fenced yard. The second floor features recently updated flooring. Located in the Penns Manor Area School District, this home combines historical charm with modern amenities. This could be the ONE for you!

Key facts

• Durable metal roof
• Fenced-in area
• Large backyard

Tags

• CENTRAL AIR CONDITIONING
• UPDATED FLOORING
• DURABLE METAL ROOF
• LARGE BACKYARD
• FENCED-IN AREA
• OFF-STREET PARKING

Property features AI

Exterior

• Parking: Off-street and on-street parking; Total 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: 2-story home; Resale property; Metal roof; Vinyl siding
• Construction: Metal roof; Vinyl siding
• Exterior features: Public water; Public sewer

Interior

• Flooring: Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Vinyl flooring; Walk-out basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#966 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Penns Manor Area SD (rural): math 24% / reading 47% proficiency, ranked #410 of 539 in PA (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP; 44 units permitted in Indiana County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($552 loan paydown + $4k appreciation (4.7% local appreciation)).
• Indiana County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, 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 28 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago 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.
• Current owner paid $47k; list at $80k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,701 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.45% ✓
• Cap rate: 11.48%
• Cash-on-cash: 18.53%
• DSCR: 1.82
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $107,100
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
175 Walcott St	0.33mi	3/2.0	1,188 (-0%)	5mo	$62,000	$52	76
240 Morris St	0.26mi	3/1.0	1,296 (+9%)	0mo	$65,000	$50	72
969 Dixon Rd	0.40mi	2/1.0 (-1)	1,168 (-2%)	6mo	$124,000	$106	68
319 Morris St	0.18mi	3/1.0	1,330 (+12%)	6mo	$130,000	$98	67
349 Adams St	0.31mi	2/1.0 (-1)	1,096 (-8%)	2mo	$70,000	$64	66
1081 Dixon Rd	0.50mi	3/1.5	1,188 (-0%)	11mo	$119,900	$101	65
85 Dixon Rd	0.58mi	3/1.5	1,276 (+7%)	3mo	$95,000	$74	57
115 Morris St	0.37mi	2/1.0 (-1)	1,304 (+10%)	20mo	$118,000	$90	45
1045 Sage St	0.49mi	3/1.5	1,332 (+12%)	14mo	$123,400	$93	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.4%
• Equity multiple: 2.75×
• Total profit: $39,044
• Equity at exit: $43,780

10-year hold

• IRR: 27.4%
• Equity multiple: 5.46×
• Total profit: $99,760
• Equity at exit: $74,349

Cash invested: $22,372 (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 15728

• Home prices YoY: 3.6%
• Active inventory: 13
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,157 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$116 /mo · $1,398/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $346

Break-even live

Break-even rent $720

Max offer price $79,900

Occupancy floor 65%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $79,900 Active 28 DOM
2. 2026-06-18
   days on market $79,900 Active 27 DOM
3. 2026-06-17
   days on market $79,900 Active 26 DOM
4. 2026-06-16
   days on market $79,900 Active 25 DOM
5. 2026-06-15
   days on market $79,900 Active 24 DOM
6. 2026-06-14
   days on market $79,900 Active 22 DOM
7. 2026-06-12
   days on market $79,900 Active 21 DOM
8. 2026-06-09
   days on market $79,900 Active 18 DOM
9. 2026-06-08
   days on market $79,900 Active 17 DOM
10. 2026-06-07
    days on market $79,900 Active 16 DOM
11. 2026-06-03
    days on market $79,900 Active 12 DOM
12. 2026-06-02
    days on market $79,900 Active 11 DOM
13. 2026-06-01
    days on market $79,900 Active 10 DOM
14. 2026-05-31
    days on market $79,900 Active 9 DOM
15. 2026-05-30
    days on market $79,900 Active 8 DOM
16. 2026-05-22
    listed $79,900 Active
17. 2024-04-06
    listed $84,480 Active 285-char remark

    Show marketing remark (285 chars)

    This property boasts 3 bedrooms, 1.5 bathrooms, central air, a metal roof, and a fenced yard. The second floor features recently updated flooring. Located in the Penns Manor Area School District, this home combines historical charm with modern amenities. This could be the ONE for you!

18. 2022-01-31
    soldstatus $47,000 Closed 439-char remark

    Show marketing remark (439 chars)

    Great opportunity to move into this cozy two bedroom, one and a half bath home. This home was a child day care that has moved to a new building. The upstairs has a full bathroom, and two bedrooms located in the quaint town of Clymer PA. Large fenced in back yard great for children, pets, or both. Steel roof and new furnace, and wall to wall carpet. Private entrance to upstairs can be opened back up by removing a temporary studded wall.

19. 2022-01-31
    soldstatus $47,000

    Show marketing remark (439 chars)

    Great opportunity to move into this cozy two bedroom, one and a half bath home. This home was a child day care that has moved to a new building. The upstairs has a full bathroom, and two bedrooms located in the quaint town of Clymer PA. Large fenced in back yard great for children, pets, or both. Steel roof and new furnace, and wall to wall carpet. Private entrance to upstairs can be opened back up by removing a temporary studded wall.

20. 2022-01-01
    status Pending 439-char remark

    Show marketing remark (439 chars)

    Great opportunity to move into this cozy two bedroom, one and a half bath home. This home was a child day care that has moved to a new building. The upstairs has a full bathroom, and two bedrooms located in the quaint town of Clymer PA. Large fenced in back yard great for children, pets, or both. Steel roof and new furnace, and wall to wall carpet. Private entrance to upstairs can be opened back up by removing a temporary studded wall.

21. 2021-12-29
    price $59,000 439-char remark

    Show marketing remark (439 chars)

    Great opportunity to move into this cozy two bedroom, one and a half bath home. This home was a child day care that has moved to a new building. The upstairs has a full bathroom, and two bedrooms located in the quaint town of Clymer PA. Large fenced in back yard great for children, pets, or both. Steel roof and new furnace, and wall to wall carpet. Private entrance to upstairs can be opened back up by removing a temporary studded wall.

22. 2021-11-08
    listed $64,500 Active 439-char remark

    Show marketing remark (439 chars)

    Great opportunity to move into this cozy two bedroom, one and a half bath home. This home was a child day care that has moved to a new building. The upstairs has a full bathroom, and two bedrooms located in the quaint town of Clymer PA. Large fenced in back yard great for children, pets, or both. Steel roof and new furnace, and wall to wall carpet. Private entrance to upstairs can be opened back up by removing a temporary studded wall.

23. 2018-06-25
    soldstatus $40,000 Sold
24. 2018-05-07
    status Under Contract
25. 2018-02-02
    listed $46,000 Active

ⓘ 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: $1,398 · $116/mo
• Projected year-2 tax: $1,398 · $116/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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,889
• − Mortgage interest: −$4,476
• − Property taxes: −$1,398
• − Insurance: −$400
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$2,324
• Taxable income: $3,069
• Est. tax owed @ 24.0%: −$737
• After-tax cash flow: $3,410/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: Penns Manor Area SD
• NCES district ID: 4218780
• Math proficiency: 24% ▼ -16.00%
• Reading proficiency: 47% ▼ -9.00%
• Median HH income: $46,434
• Composite: 30.33/100
• National rank: #6271
• State rank: #410 of 539 in PA

Livability — Clymer

• Score: 67/100
• State rank: #966
• US rank: #10555

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clymer, PA
• Population (ZIP): 3,468

Population outlook (Indiana County) Hauer SSP2

• Today (2025): 84,294 people
• By 2030: 81,773 · -3.0%
• By 2040: 75,213 · -10.8%
• By 2050: 69,348 · -17.7%
• By 2075: 57,951 · -31.3%
• By 2100: 47,313 · -43.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Polish 5% Romanian 3% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · German/W. Germanic 3% Spanish 1%

Political lean MEDSL · Indiana

• 2024 margin: Solid R (+39.1) · D 30.1% · R 69.2%
• 2008→2024 swing: -32.0pp toward R · 2008: -7.1pp · 2024: -39.1pp
• All cycles: 2024: R+39.1 2020: R+37.5 2016: R+35.6 2012: R+18.8 2008: R+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.69%
• Current HPI: 133.5535
• 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

+73.7% since first listed

10 events — show timeline

• 2026-05-22 Listed $79,900 West Penn MLS
• 2024-04-06 Listed $84,480 West Penn MLS
• 2022-01-31 Sold (Public Records) $47,000 Public Records
• 2022-01-31 Sold (MLS) $47,000 West Penn MLS
• 2022-01-01 Pending — West Penn MLS
• 2021-12-29 Price Changed $59,000 West Penn MLS
• 2021-11-08 Listed $64,500 West Penn MLS
• 2018-06-25 Sold (MLS) $40,000 West Penn MLS
• 2018-05-07 Pending — West Penn MLS
• 2018-02-02 Listed $46,000 West Penn MLS

Property tax history

+8.6%/yr

Latest (2026): $1,398 · +3.4% YoY. Source: county tax records.