1399 Roundtown Rd · Farmington, PA 16233

$77,500

2 bd · 1.0 ba · 300 sqft · SingleFamily public records · 176 Days on market

Built 1900 0.39 ac lot $258/sqft · 85% above area

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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 +22.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Appreciation +5.6/10.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Country cottage. Looking for a place to spend the weekends. This charming two-bedroom home has a lot to offer, close to hunting and fishing, easy access to restaurants and rails to trails system. cute back yard for the kids and dogs to play. Don't miss out make your appointment today.

Key facts

• Back yard
• Country cottage
• 0.39 acre lot

Tags

• COUNTRY COTTAGE
• EASY ACCESS TO RESTAURANTS
• RAILS TO TRAILS SYSTEM
• BACK YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $125 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($836 rent vs $78k).
• Recommended offer: $68k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#904 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: crime C-, amenities F, commute F.
• North Clarion County SD (rural): math 45% / reading 56% proficiency, ranked #178 of 539 in PA (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: North Clarion Co El Sch (math 42% / reading 57%, grade D, #654 of 1,518 statewide, top 47%, 322 students, 48% FRL); North Clarion Co Jshs (math 47% / reading 57%, grade D+, #115 of 437 statewide, top 27%, 286 students, 32% FRL).
• Market conditions: 10 active listings in the ZIP; 25 units permitted in Clarion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($536 loan paydown + $938 appreciation (1.2% local appreciation)).
• Clarion County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.2% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 176 days — a 12% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $9k; list at $78k implies a 761% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $68,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 176 days. Have you received any prior offers? Is the seller open to a 12% 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 B-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: 1.08% ✓
• Cap rate: 8.22%
• Cash-on-cash: 6.90%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (median comp): $167,949
• List price: $77,500
• Delta: -53.86%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

1.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.1%
• Equity multiple: 1.47×
• Total profit: $10,203
• Equity at exit: $27,306

10-year hold

• IRR: 12.9%
• Equity multiple: 2.60×
• Total profit: $34,708
• Equity at exit: $36,953

Cash invested: $21,700 (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 16233

• Home prices YoY: 0.9%
• Active inventory: 10
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $836 medium
• Mortgage (P&I): −$406
• Tax est. 1.5%: −$97 /mo · $1,162/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $125

Break-even live

Break-even rent $678

Max offer price $77,500

Occupancy floor 80%

Sensitivity live

Price	-10% $178	-5% $151	+0% $125	+5% $98	+10% $71
Rent	-10% $59	-5% $92	+0% $125	+5% $158	+10% $191
Rate	-1.0pp $164	-0.5pp $144	base $125	+0.5pp $105	+1.0pp $84

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: $19,375
• Closing costs: $2,325
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $77,500 Active 176 DOM
2. 2026-06-21
   days on market $77,500 Active 175 DOM
3. 2026-06-18
   days on market $77,500 Active 173 DOM
4. 2026-06-17
   days on market $77,500 Active 172 DOM
5. 2026-06-16
   days on market $77,500 Active 171 DOM
6. 2026-06-15
   days on market $77,500 Active 170 DOM
7. 2026-06-13
   days on market $77,500 Active 168 DOM
8. 2026-06-12
   days on market $77,500 Active 167 DOM
9. 2026-06-09
   days on market $77,500 Active 164 DOM
10. 2026-06-08
    days on market $77,500 Active 163 DOM
11. 2026-06-08
    days on market $77,500 Active 162 DOM
12. 2026-06-07
    days on market $77,500 Active 161 DOM
13. 2026-06-04
    days on market $77,500 Active 158 DOM
14. 2026-06-02
    days on market $77,500 Active 157 DOM
15. 2026-06-01
    days on market $77,500 Active 156 DOM
16. 2026-05-31
    days on market $77,500 Active 155 DOM
17. 2025-12-27
    listed $77,500 Active 285-char remark

    Show marketing remark (285 chars)

    Country cottage. Looking for a place to spend the weekends. This charming two-bedroom home has a lot to offer, close to hunting and fishing, easy access to restaurants and rails to trails system. cute back yard for the kids and dogs to play. Don't miss out make your appointment today.

18. 2011-07-27
    soldstatus $9,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 17 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: $10,030
• − Mortgage interest: −$4,341
• − Property taxes: −$1,162
• − Insurance: −$388
• − Repairs & maintenance: −$802
• − Management: −$802
• − Depreciation: −$2,255
• Taxable income: $279
• Est. tax owed @ 24.0%: −$67
• After-tax cash flow: $1,430/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: North Clarion County SD
• NCES district ID: 4217130
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 56% ▼ -11.00%
• Median HH income: $45,965
• Composite: 42.77/100
• National rank: #3153
• State rank: #178 of 539 in PA

Livability — Farmington

• Score: 68/100
• State rank: #904
• US rank: #9641

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,148

Population outlook (Clarion County) Hauer SSP2

• Today (2025): 37,796 people
• By 2030: 36,830 · -2.6%
• By 2040: 34,113 · -9.7%
• By 2050: 31,092 · -17.7%
• By 2075: 24,200 · -36.0%
• By 2100: 18,737 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Iranian 10% Slovak 2% Serbian 1%
• Languages at home: 98% English-only · German/W. Germanic 2%

Political lean MEDSL · Clarion

• 2024 margin: Solid R (+53.1) · D 23.1% · R 76.2%
• 2008→2024 swing: -30.7pp toward R · 2008: -22.4pp · 2024: -53.1pp
• All cycles: 2024: R+53.1 2020: R+50.8 2016: R+47.4 2012: R+36.1 2008: R+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.21%
• Current HPI: 133.7798
• 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

+761.1% since first listed

2 events — show timeline

• 2025-12-27 Listed $77,500 AVBREALTORS
• 2011-07-27 Sold (Public Records) $9,000 Public Records

Property tax history

+26.8%/yr

Latest (2026): $4,149 · +1181.0% YoY. Source: county tax records.