320 5th St Ext · Emporium, PA 15834

$75,000

3 bd · 1.0 ba · 1,098 sqft · Other · 73 Days on market

Built 1940 10,019 sqft lot

---

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 +21.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.7/10.0
• Appreciation +4.9/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Attractive 1.5 story, 3 bedroom home with off-street parking. Cheerful, updated kitchen, comfortable living room, 2 bedrooms, and recently redone bath with step in shower complete the first floor. The 2nd floor is one large bedroom. Laundry hookups in 1st floor bedroom. Full basement has utility tub, toilet, and additional laundry hookups. Hot water radiator heat plus supplemental electric heat in several rooms, insulated windows and storm doors. Enjoy the fantastic view of Emporium and the surrounding mountains from the front porch. Landscaped front yard for easy maintenance, small private back yard, lot extends to street above.

Key facts

• Newer furnace
• Patio area
• Hot water heater

Tags

• PATIO AREA
• CONCRETE BASEMENT
• NEWER FURNACE
• HOT WATER HEATER
• EDGE OF TOWN

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2 stories
• Construction: Wood siding construction
• Exterior features: Shingle roof

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Electric water heater; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($800 rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#481 in PA, #4,450 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Cameron County SD (town): math 36% / reading 61% proficiency, ranked #231 of 539 in PA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Woodland El Sch (math 47% / reading 72%, grade B-, #377 of 1,518 statewide, top 28%, 263 students, 63% FRL); Cameron County Jshs (math 17% / reading 42%, grade F, #349 of 437 statewide, top 81%, 170 students, 54% FRL) — zoned schools average 58% FRL vs 34% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 16 active listings in the ZIP; 1 comparable units currently listed for rent nearby.

Forward outlook

• In year one you build about $408 of equity ($519 loan paydown + $-111 appreciation (-0.1% local appreciation)).
• Cameron County population projected at -40% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.1% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $16k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $75k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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: 1.07% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.30%
• DSCR: 1.28
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.21×
• Total profit: $4,328
• Equity at exit: $21,225

10-year hold

• IRR: 9.8%
• Equity multiple: 2.05×
• Total profit: $22,132
• Equity at exit: $25,077

Cash invested: $21,000 (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 15834

• Home prices YoY: -0.2%
• Active inventory: 16
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $800 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$97 /mo · $1,165/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $110

Break-even live

Break-even rent $660

Max offer price $75,000

Occupancy floor 81%

Sensitivity live

Price	-10% $153	-5% $132	+0% $110	+5% $89	+10% $68
Rent	-10% $47	-5% $79	+0% $110	+5% $142	+10% $174
Rate	-1.0pp $148	-0.5pp $129	base $110	+0.5pp $91	+1.0pp $71

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31 W 6th St Emporium, PA	2.0	1.0	900	$800	$0.89	46d	1	0.45mi

Listing history 26 events

1. 2026-06-22
   days on market $75,000 Active 73 DOM
2. 2026-06-21
   days on market $75,000 Active 72 DOM
3. 2026-06-21
   days on market $75,000 Active 71 DOM
4. 2026-06-18
   days on market $75,000 Active 69 DOM
5. 2026-06-17
   status $75,000 Active 68 DOM
6. 2026-06-17
   days on market $75,000 Active Under Contract 68 DOM
7. 2026-06-16
   days on market $75,000 Active Under Contract 67 DOM
8. 2026-06-15
   days on market $75,000 Active Under Contract 66 DOM
9. 2026-06-13
   days on market $75,000 Active Under Contract 64 DOM
10. 2026-06-12
    days on market $75,000 Active Under Contract 63 DOM
11. 2026-06-09
    days on market $75,000 Active Under Contract 60 DOM
12. 2026-06-08
    days on market $75,000 Active Under Contract 59 DOM
13. 2026-06-08
    days on market $75,000 Active Under Contract 58 DOM
14. 2026-06-07
    days on market $75,000 Active Under Contract 57 DOM
15. 2026-06-04
    days on market $75,000 Active Under Contract 54 DOM
16. 2026-06-02
    days on market $75,000 Active Under Contract 53 DOM
17. 2026-06-01
    days on market $75,000 Active Under Contract 52 DOM
18. 2026-05-31
    days on market $75,000 Active Under Contract 51 DOM
19. 2026-05-31
    status $75,000 Active Under Contract 50 DOM
20. 2026-05-23
    status Active
21. 2026-05-23
    price $75,000
22. 2026-04-13
    price $88,000
23. 2026-03-20
    listed $91,000 Active
24. 2021-09-01
    soldstatus $42,000
25. 2021-08-31
    soldstatus $42,000 637-char remark

    Show marketing remark (637 chars)

    Attractive 1.5 story, 3 bedroom home with off-street parking. Cheerful, updated kitchen, comfortable living room, 2 bedrooms, and recently redone bath with step in shower complete the first floor. The 2nd floor is one large bedroom. Laundry hookups in 1st floor bedroom. Full basement has utility tub, toilet, and additional laundry hookups. Hot water radiator heat plus supplemental electric heat in several rooms, insulated windows and storm doors. Enjoy the fantastic view of Emporium and the surrounding mountains from the front porch. Landscaped front yard for easy maintenance, small private back yard, lot extends to street above.

26. 2019-04-04
    listed $45,000 637-char remark

    Show marketing remark (637 chars)

    Attractive 1.5 story, 3 bedroom home with off-street parking. Cheerful, updated kitchen, comfortable living room, 2 bedrooms, and recently redone bath with step in shower complete the first floor. The 2nd floor is one large bedroom. Laundry hookups in 1st floor bedroom. Full basement has utility tub, toilet, and additional laundry hookups. Hot water radiator heat plus supplemental electric heat in several rooms, insulated windows and storm doors. Enjoy the fantastic view of Emporium and the surrounding mountains from the front porch. Landscaped front yard for easy maintenance, small private back yard, lot extends to street above.

ⓘ 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: $1,165 · $97/mo
• Projected year-2 tax: $1,175 · $98/mo
• Expected delta: +$10/yr (+$1/mo · 0.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥91°F today · 19 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: $9,600
• − Mortgage interest: −$4,201
• − Property taxes: −$1,165
• − Insurance: −$375
• − Repairs & maintenance: −$768
• − Management: −$768
• − Depreciation: −$2,182
• Taxable income: $141
• Est. tax owed @ 24.0%: −$34
• After-tax cash flow: $1,290/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: Cameron County SD
• NCES district ID: 4204830
• Math proficiency: 36% ▼ -7.00%
• Reading proficiency: 61% ▼ -9.00%
• Median HH income: $40,115
• Composite: 40.49/100
• National rank: #3714
• State rank: #231 of 539 in PA

Livability — Emporium

• Score: 74/100
• State rank: #481
• US rank: #4450

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Emporium, PA
• Population (ZIP): 4,086

Population outlook (Cameron County) Hauer SSP2

• Today (2025): 4,072 people
• By 2030: 3,706 · -9.0%
• By 2040: 3,010 · -26.1%
• By 2050: 2,443 · -40.0%
• By 2075: 1,663 · -59.2%
• By 2100: 1,296 · -68.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Lithuanian 2% Serbian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Cameron

• 2024 margin: Solid R (+50.3) · D 24.2% · R 74.5% · Other 1.2%
• 2008→2024 swing: -30.5pp toward R · 2008: -19.8pp · 2024: -50.3pp
• All cycles: 2024: R+50.3 2020: R+46.7 2016: R+50.7 2012: R+29.8 2008: R+19.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.15%
• Current HPI: 77.9153
• 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

+66.7% since first listed

7 events — show timeline

• 2026-05-23 Relisted — NMPA
• 2026-05-23 Price Changed $75,000 NMPA
• 2026-04-13 Price Changed $88,000 NMPA
• 2026-03-20 Listed $91,000 NMPA
• 2021-09-01 Sold (Public Records) $42,000 Public Records
• 2021-08-31 Sold (MLS) $42,000 UNYREIS
• 2019-04-04 Listed $45,000 UNYREIS

Property tax history

+0.5%/yr

Latest (2025): $1,165 · +0.0% YoY. Source: county tax records.