228 Boileau Pl · Meadville, PA 16335

$129,900

3 bd · 1.0 ba · 1,150 sqft · SingleFamily · 6 Days on market

2,178 sqft lot Est $133k · at est.

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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 +20.3/30.0
• ARV discount +8.7/15.0
• DSCR +6.5/10.0
• 1% rule +4.7/10.0
• Livability +4.2/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enter into this meticulously kept home, from the floors to the ceiling this is a spotless gem. Everything has been cared for, updated, and maintained over the years, and it shows true as you journey throughout this home. Nestled amongst the back yard landscaping you'll discover you own outdoor oasis for grilling and sitting out to enjoy the warm breeze. If that's not enough you also get a large covered front porch to relax on. The second floor features a sizable full bath, as well as three bedrooms laid out conveniently. From there you can access the stairs to the attic which has the potential for even more space, once finished off. Coming off of the gorgeous natural wooden staircase, which

Key facts

• 2,178 sq ft lot
• Listed 5 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Residential property
• Construction: Frame construction
• Exterior features: Landscaped lot; Asphalt roof

Interior

• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Carpet and vinyl flooring; Full, unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (3.5% below list).
• Recommended offer: $125k (3.5% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 4.9% in Meadville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 85/100 on livability (#72 in PA, #502 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime C-, employment F.
• Crawford Central SD (town): math 28% / reading 51% proficiency, ranked #367 of 539 in PA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 133 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 83 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Crawford County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $125,361 (3.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.97% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.51%
• DSCR: 1.25
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $133,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
173 Reynolds Ave	0.23mi	3/1.5	1,200 (+4%)	0mo	$156,900	$131	80
788 Stewart St	0.46mi	3/1.0	1,072 (-7%)	0mo	$92,000	$86	67
607 Cullum St	0.50mi	3/1.0	1,296 (+13%)	2mo	$150,000	$116	54
325 Wallace St	0.14mi	3/1.0	1,320 (+15%)	19mo	$45,000	$34	52
545 Beers Ave	0.48mi	2/1.5 (-1)	1,032 (-10%)	4mo	$182,500	$177	50
564 Smith St	0.29mi	3/2.0	1,316 (+14%)	14mo	$142,000	$108	47
366 Park Ave	0.67mi	3/1.5	1,069 (-7%)	18mo	$127,500	$119	40
87 Echnoz Ave	0.72mi	3/2.5	1,248 (+8%)	10mo	$90,500	$73	38
152 Oak St	0.55mi	2/1.0 (-1)	1,250 (+9%)	21mo	$110,000	$88	38
308 Lincoln Ave	0.73mi	2/1.0 (-1)	1,248 (+8%)	12mo	$40,500	$32	36
580 Jefferson St	0.66mi	3/1.5	986 (-14%)	11mo	$166,000	$168	35
326 Park Ave	0.75mi	2/1.0 (-1)	980 (-15%)	19mo	$116,000	$118	20

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

Projected returns pro-forma

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

5-year hold

• IRR: -7.8%
• Equity multiple: 0.71×
• Total profit: $-10,441
• Equity at exit: $19,369

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $4,493
• Equity at exit: $11,231

Cash invested: $36,372 (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 16335

• Home prices YoY: -9.0%
• Active inventory: 133
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,254 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$88 /mo · $1,057/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $167

Break-even live

Break-even rent $1,042

Max offer price $129,900

Occupancy floor 82%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
637 Pine St Meadville, PA	1.0–2.0	1.0–1.5	723	$1,885	$2.61	43d	1	0.92mi

Listing history 7 events

1. 2026-06-19
   days on market $129,900 Active 6 DOM
2. 2026-06-18
   days on market $129,900 Active 5 DOM
3. 2026-06-17
   days on market $129,900 Active 4 DOM
4. 2026-06-16
   days on market $129,900 Active 3 DOM
5. 2026-06-15
   days on market $129,900 Active 2 DOM
6. 2026-06-14
   remarks 699-char remark
7. 2026-06-14
   listed $129,900 Active 1 DOM

ⓘ 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: $1,057 · $88/mo
• Projected year-2 tax: $1,554 · $130/mo
• Expected delta: +$498/yr (+$41/mo · 47.1%)

ⓘ 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 2/10 Low 7 d/yr ≥93°F today · 18 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: $15,043
• − Mortgage interest: −$7,276
• − Property taxes: −$1,057
• − Insurance: −$650
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$3,779
• Taxable loss: −$125
• Est. tax savings @ 24.0%: +$30
• After-tax cash flow: $2,034/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: Crawford Central SD
• NCES district ID: 4207080
• Math proficiency: 28% ▼ -11.00%
• Reading proficiency: 51% ▼ -9.00%
• Median HH income: $41,837
• Composite: 33.21/100
• National rank: #5530
• State rank: #367 of 539 in PA

Livability — Meadville

• Score: 85/100
• State rank: #72
• US rank: #502

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Meadville, PA
• County: Crawford County · 27,175 people
• City population: 27,175
• Metro: Meadville, PA
• Population (ZIP): 27,175
• Household income: $57,591
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 953.0

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 81,399 people
• By 2030: 77,977 · -4.2%
• By 2040: 70,659 · -13.2%
• By 2050: 63,841 · -21.6%
• By 2075: 50,198 · -38.3%
• By 2100: 37,898 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Black 3% Hispanic / Latino 1%
• Common ancestry: Romanian 3% Lithuanian 2% Serbian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+39.2) · D 30.0% · R 69.2%
• 2008→2024 swing: -28.8pp toward R · 2008: -10.4pp · 2024: -39.2pp
• All cycles: 2024: R+39.2 2020: R+37.2 2016: R+38.5 2012: R+19.6 2008: R+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -26.80%
• Current HPI: 272.4095
• Rent YoY: —
• Metro: Meadville, PA
• 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

1 event — show timeline

• 2026-06-13 Listed $129,900 GEBOR

Property tax history

-4.1%/yr

Latest (2025): $1,057 · -2.0% YoY. Source: county tax records.