80 Greeves St · Kane, PA 16735

$250,000

11 bd · None ba · 2,776 sqft · MultiFamily · 259 Days on market

Built 1900 Fair condition 0.39 ac lot $90/sqft · 224% above area

---

Why this score? — see what drove the B 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Appreciation +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

INVESTMENT OPPORTUNITY - MOTEL WITH 10 ROOMS PLUS OWNER'S SUITE - A fantastic opportunity to start a new chapter in your life! This inviting, well-kept motel in a prime central business location offers a turnkey investment. It features ten rooms plus owner's living quarters. The front building includes the owner's suite and four additional rooms, while the back building houses six more rooms. The spacious owner's suite, located on the first floor of the main building, includes a large open kitchen with dining area and oak cabinets with ample workspace, a living room and den/office separated by French doors, two bedrooms, a full bath, a half bath, and a laundry area. It has gas forced air heating and central air conditioning on the first floor, with gas hot water baseboard heating on the second floor. The one-story brick building features six rooms with similar layouts, all heated by gas hot water baseboard. Each room comes with a refrigerator, microwave, and coffee maker. The metal roof is in good condition with plenty of remaining life, and the paved parking lot easily accommodates ten vehicles. The Kane area offers plenty of recreational activities including hunting, fishing, boating, and snowmobiling, along with local attractions including the Kinzua Dam and Allegheny Reservoir, Kinzua Bridge State Park, and the Knox Kane Rails to Trails.

Key facts

• Paved parking lot
• Large open kitchen
• 0.39 acre lot

Tags

• LARGE OPEN KITCHEN
• PAVED PARKING LOT

What this means for you Summary

Snapshot

• This is a 11-bed/?-bath multifamily listed at $250k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $4k ($54k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $250k).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 27.8% vs local median 5.6% in Kane — 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 68/100 on livability (#901 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Kane Area SD (rural): math 35% / reading 54% proficiency, ranked #291 of 539 in PA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 44 active listings in the ZIP; 29 units permitted in McKean County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.7%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• McKean County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.7% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 259 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $220,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 259 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.14% ✓
• Cap rate: 27.75%
• Cash-on-cash: 76.64%
• DSCR: 4.41
• GRM: 2.7

CMA / ARV

• ARV (median comp): $77,093
• List price: $250,000
• Delta: 224.28%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-2.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 76.8%
• Equity multiple: 4.53×
• Total profit: $247,092
• Equity at exit: $40,198

10-year hold

• IRR: 80.3%
• Equity multiple: 9.35×
• Total profit: $584,647
• Equity at exit: $26,668

Cash invested: $70,000 (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 16735

• Home prices YoY: -1.8%
• Active inventory: 44
• Price-to-rent: 26.6×

Monthly cashflow live

• Estimated rent: $7,846 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,648
• Net cashflow: $4,471

Break-even live

Break-even rent $2,187

Max offer price $250,000

Occupancy floor 38%

Sensitivity live

Price	-10% $4,643	-5% $4,557	+0% $4,471	+5% $4,384	+10% $4,298
Rent	-10% $3,851	-5% $4,161	+0% $4,471	+5% $4,781	+10% $5,090
Rate	-1.0pp $4,597	-0.5pp $4,534	base $4,471	+0.5pp $4,406	+1.0pp $4,340

10-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 10× units	2	1	$7,850
Total (10 units)			$7,846

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-15
   status Pending 1363-char remark

   Show marketing remark (1363 chars)

   INVESTMENT OPPORTUNITY - MOTEL WITH 10 ROOMS PLUS OWNER'S SUITE - A fantastic opportunity to start a new chapter in your life! This inviting, well-kept motel in a prime central business location offers a turnkey investment. It features ten rooms plus owner's living quarters. The front building includes the owner's suite and four additional rooms, while the back building houses six more rooms. The spacious owner's suite, located on the first floor of the main building, includes a large open kitchen with dining area and oak cabinets with ample workspace, a living room and den/office separated by French doors, two bedrooms, a full bath, a half bath, and a laundry area. It has gas forced air heating and central air conditioning on the first floor, with gas hot water baseboard heating on the second floor. The one-story brick building features six rooms with similar layouts, all heated by gas hot water baseboard. Each room comes with a refrigerator, microwave, and coffee maker. The metal roof is in good condition with plenty of remaining life, and the paved parking lot easily accommodates ten vehicles. The Kane area offers plenty of recreational activities including hunting, fishing, boating, and snowmobiling, along with local attractions including the Kinzua Dam and Allegheny Reservoir, Kinzua Bridge State Park, and the Knox Kane Rails to Trails.

2. 2025-08-29
   listed $250,000 Active 1363-char remark

   Show marketing remark (1363 chars)

   INVESTMENT OPPORTUNITY - MOTEL WITH 10 ROOMS PLUS OWNER'S SUITE - A fantastic opportunity to start a new chapter in your life! This inviting, well-kept motel in a prime central business location offers a turnkey investment. It features ten rooms plus owner's living quarters. The front building includes the owner's suite and four additional rooms, while the back building houses six more rooms. The spacious owner's suite, located on the first floor of the main building, includes a large open kitchen with dining area and oak cabinets with ample workspace, a living room and den/office separated by French doors, two bedrooms, a full bath, a half bath, and a laundry area. It has gas forced air heating and central air conditioning on the first floor, with gas hot water baseboard heating on the second floor. The one-story brick building features six rooms with similar layouts, all heated by gas hot water baseboard. Each room comes with a refrigerator, microwave, and coffee maker. The metal roof is in good condition with plenty of remaining life, and the paved parking lot easily accommodates ten vehicles. The Kane area offers plenty of recreational activities including hunting, fishing, boating, and snowmobiling, along with local attractions including the Kinzua Dam and Allegheny Reservoir, Kinzua Bridge State Park, and the Knox Kane Rails to Trails.

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

Taxation est. · year 1

• Rental income: $94,152
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$7,532
• − Management: −$7,532
• − Depreciation: −$7,273
• Taxable income: $52,811
• Est. tax owed @ 24.0%: −$12,675
• After-tax cash flow: $40,973/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

This multi-family property requires extensive repairs and maintenance, including roof, exterior siding, interior walls/paint, and HVAC systems. Significant improvements are needed to increase its value.

Repairs flagged

• Major roof — The independent image shows significant damage to the roof
• Major exterior siding — The independent image shows peeling and damage to the exterior siding
• Major interior walls/paint — The independent image shows peeling and damage to the exterior siding
• Major HVAC/mechanicals — No photos of the HVAC/mechanicals

Value-add opportunities

• Both repair roof — A repaired roof will improve both resale and rental value
• Both repair exterior siding — A repaired exterior will improve both resale and rental value
• Both repair interior walls/paint — A repaired interior will improve both resale and rental value
• Both repair HVAC/mechanicals — A repaired HVAC system will improve both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The independent image shows significant damage to the roof	Major	$15,000–50,000
exterior siding · The independent image shows peeling and damage to the exterior siding	Major	$15,000–50,000
interior walls/paint · The independent image shows peeling and damage to the exterior siding	Major	$15,000–50,000
HVAC/mechanicals · No photos of the HVAC/mechanicals	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both repair roof — A repaired roof will improve both resale and rental value ↑
• Both repair exterior siding — A repaired exterior will improve both resale and rental value ↑
• Both repair interior walls/paint — A repaired interior will improve both resale and rental value ↑
• Both repair HVAC/mechanicals — A repaired HVAC system will improve both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Kane Area SD
• NCES district ID: 4212660
• Math proficiency: 35% ▼ -9.00%
• Reading proficiency: 54% ▼ -11.00%
• Median HH income: $41,784
• Composite: 37.36/100
• National rank: #4434
• State rank: #291 of 539 in PA

Livability — Kane

• Score: 68/100
• State rank: #901
• US rank: #9593

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kane, PA
• Population (ZIP): 6,465

Population outlook (McKean County) Hauer SSP2

• Today (2025): 40,518 people
• By 2030: 39,290 · -3.0%
• By 2040: 36,438 · -10.1%
• By 2050: 33,556 · -17.2%
• By 2075: 27,682 · -31.7%
• By 2100: 21,726 · -46.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 5% Lithuanian 3% Polish 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · McKean

• 2024 margin: Solid R (+47.2) · D 26.0% · R 73.2%
• 2008→2024 swing: -29.9pp toward R · 2008: -17.3pp · 2024: -47.2pp
• All cycles: 2024: R+47.2 2020: R+46.2 2016: R+47.2 2012: R+28.2 2008: R+17.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.74%
• Current HPI: 152.8176
• 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

2 events — show timeline

• 2026-05-15 Pending — UNYREIS
• 2025-08-29 Listed $250,000 UNYREIS