2572 Bredinsburg Rd · Cranberry, PA 16323

$10,000

4 bd · 1.5 ba · 1,654 sqft · SingleFamily public records · 23 Days on market

Built 1939 ↓ 33% since listing

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This 1654 square foot single family home has 4 bedrooms and 1.5 bathrooms. This home is located at 2572 Bredinsburg Rd, Franklin, PA 16323.

Key facts

• Built 1939
• Listed 23 days

🏷️ Possibly a rental listed for sale. The $10,000 price doesn't fit this home's estimated sale value (~$105,856) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $760 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $10k).
• Recommended offer: $10k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Cranberry Area SD (rural): math 32% / reading 52% proficiency, ranked #327 of 539 in PA (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 51 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 42 units permitted in Venango County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($69 loan paydown + $1k appreciation (10.0% local appreciation)).
• Venango County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($10k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $9,850 (1.5% below list)

Questions for the listing agent

1. Built in 1939 — 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. 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.
4. 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.
5. 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: 10.50% ✓
• Cap rate: 97.54%
• Cash-on-cash: 325.88%
• DSCR: 15.50
• GRM: 0.8

CMA / ARV

• ARV (on-the-fly): $105,856
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1001 Elk St	0.45mi	3/2.0 (-1)	1,792 (+8%)	13mo	$180,000	$100	47
1104 Chestnut St	0.69mi	3/1.5 (-1)	1,680 (+2%)	16mo	$157,000	$93	47
734 Liberty St	0.46mi	3/1.0 (-1)	1,728 (+4%)	23mo	$111,000	$64	45
640 Buffalo St	0.58mi	3/2.0 (-1)	1,564 (-5%)	15mo	$26,500	$17	44
421 Sixth St	0.63mi	3/1.0 (-1)	1,899 (+15%)	20mo	$110,000	$58	22

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

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 20.25×
• Total profit: $53,892
• Equity at exit: $9,009

10-year hold

• IRR: —
• Equity multiple: 44.09×
• Total profit: $120,649
• Equity at exit: $19,428

Cash invested: $2,800 (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 16323

• Home prices YoY: 12.2%
• Active inventory: 51
• Price-to-rent: 0.8×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$52
• Tax est. 1.5%: −$12 /mo · $150/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $760

Break-even live

Break-even rent $87

Max offer price $10,000

Occupancy floor 23%

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: $2,500
• Closing costs: $300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1341 Sassafrass St Franklin, PA	3.0	1.0	1300	$1,050	$0.81	43d	1	0.97mi

Listing history 16 events

1. 2026-06-18
   days on market $10,000 Active 23 DOM
2. 2026-06-17
   days on market $10,000 Active 22 DOM
3. 2026-06-16
   days on market $10,000 Active 21 DOM
4. 2026-06-15
   days on market $10,000 Active 20 DOM
5. 2026-06-13
   days on market $10,000 Active 18 DOM
6. 2026-06-12
   days on market $10,000 Active 17 DOM
7. 2026-06-09
   days on market $10,000 Active 14 DOM
8. 2026-06-08
   days on market $10,000 Active 13 DOM
9. 2026-06-08
   days on market $10,000 Active 12 DOM
10. 2026-06-07
    days on market $10,000 Active 11 DOM
11. 2026-06-04
    days on market $10,000 Active 8 DOM
12. 2026-06-02
    days on market $10,000 Active 7 DOM
13. 2026-06-01
    days on market $10,000 Active 6 DOM
14. 2026-05-31
    days on market $10,000 Active 5 DOM
15. 2026-05-26
    listed $10,000 Active
16. 2003-10-20
    soldstatus $15,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,600
• − Mortgage interest: −$560
• − Property taxes: −$150
• − Insurance: −$50
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$291
• Taxable income: $9,533
• Est. tax owed @ 24.0%: −$2,288
• After-tax cash flow: $6,837/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: Cranberry Area SD
• NCES district ID: 4207050
• Math proficiency: 32% ▼ -17.00%
• Reading proficiency: 52% ▼ -14.00%
• Median HH income: $47,410
• Composite: 35.82/100
• National rank: #4827
• State rank: #327 of 539 in PA

Livability — Cranberry

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 14,694

Population outlook (Venango County) Hauer SSP2

• Today (2025): 48,827 people
• By 2030: 46,061 · -5.7%
• By 2040: 39,989 · -18.1%
• By 2050: 34,094 · -30.2%
• By 2075: 22,500 · -53.9%
• By 2100: 13,659 · -72.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Black 2%
• Common ancestry: Romanian 4% Iranian 3% Serbian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Venango

• 2024 margin: Solid R (+42.1) · D 28.5% · R 70.6%
• 2008→2024 swing: -22.9pp toward R · 2008: -19.2pp · 2024: -42.1pp
• All cycles: 2024: R+42.1 2020: R+41.4 2016: R+42.4 2012: R+26.3 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 26.68%
• Current HPI: 245.9766
• 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

-33.3% since first listed

2 events — show timeline

• 2026-05-26 Listed $10,000 FSBO.com
• 2003-10-20 Sold (Public Records) $15,000 Public Records

Property tax history

+1.1%/yr

Latest (2026): $638 · +1.5% YoY. Source: county tax records.