5321 Loomis St #240 · North East, PA 16428

$69,900

4 bd · 2.0 ba · 1,848 sqft · SingleFamily · 3 Days on market

Built 1999 $485/mo HOA · 29% of rent

---

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 +4.9/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You will love this! Vaulted ceilings throughout. Large open plan, nicely landscaped lot, master bath suite has garden tub and full shower. Great location in park, woods behind home, 2 x 6 construction, 11 x 20 outbuilding. Park approval is required. Water/sewer is metered.

Key facts

• Jet tub
• Two covered decks
• Natural privacy

Tags

• NATURAL PRIVACY
• TWO SPACIOUS LIVING AREAS
• WOOD BURNING FIREPLACE
• JET TUB
• DOUBLE DOOR CLOSETS
• TWO COVERED DECKS

Property features AI

Finance

• Other: Subdivision: Rolling Meadows
• HOA & community: Homeowners association with a $485 monthly fee; HOA fee includes water, sewer and trash

Exterior

• Parking: Detached garage; 2 total parking spaces
• Security: Security system; Fire alarm
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; R-1 zoning; Paved road access
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Storage; Deck; Patio; Enclosed porch; Shed

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Refrigerator
• Flooring: Carpet; Hardwood; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Ceiling fans for cooling; Window cooling units
• Interior features: Ceiling fans; Skylight
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Cap rate 12.1% vs local median 3.3% in North East — 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 88/100 on livability (#42 in PA, #233 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+.
• North East SD (town): math 47% / reading 69% proficiency, ranked #88 of 539 in PA (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 61 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 364 units permitted in Erie County in 2024 (188 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Erie County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $39k; list at $70k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $69,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.36% ✓
• Cap rate: 12.05%
• Cash-on-cash: 20.57%
• DSCR: 1.92
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $249,480
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11161 Maple Dr	0.11mi	3/2.5 (-1)	1,844 (-0%)	10mo	$280,000	$152	79
11169 Maple Dr	0.17mi	4/2.0	1,615 (-13%)	3mo	$301,000	$186	68
117 Grahamville St	0.53mi	3/2.0 (-1)	1,886 (+2%)	1mo	$260,000	$138	66
74 Smedley St	0.65mi	4/2.0	1,939 (+5%)	7mo	$320,000	$165	56
64 Orchard Beach Rd	0.61mi	4/2.0	1,764 (-4%)	17mo	$207,500	$118	50
23 S Washington St	0.56mi	4/2.0	1,728 (-6%)	20mo	$190,000	$110	47
21 Poplar St	0.67mi	3/2.0 (-1)	1,952 (+6%)	11mo	$202,000	$103	46
46 Crestwood Ln	0.59mi	3/2.0 (-1)	1,992 (+8%)	20mo	$269,000	$135	38
140 E Main St	0.58mi	4/2.0	2,106 (+14%)	23mo	$265,000	$126	31
4205 S Washington St	0.65mi	3/2.0 (-1)	1,608 (-13%)	19mo	$199,000	$124	27
14 Pershing Ave	0.74mi	3/2.0 (-1)	1,578 (-15%)	23mo	$239,950	$152	17

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: 13.2%
• Equity multiple: 1.53×
• Total profit: $10,360
• Equity at exit: $10,422

10-year hold

• IRR: 22.3%
• Equity multiple: 2.93×
• Total profit: $37,843
• Equity at exit: $6,044

Cash invested: $19,572 (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 16428

• Home prices YoY: -26.0%
• Active inventory: 61
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$485
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $335

Break-even live

Break-even rent $1,225

Max offer price $69,900

Occupancy floor 75%

Sensitivity live

Price	-10% $384	-5% $360	+0% $335	+5% $311	+10% $287
Rent	-10% $205	-5% $270	+0% $335	+5% $401	+10% $466
Rate	-1.0pp $371	-0.5pp $353	base $335	+0.5pp $317	+1.0pp $299

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2007 N Pearl St North East, PA	1.0–3.0	1.0–1.5	1125	$1,650	$1.47	45d	2	1.06mi

HOA detail

• Monthly dues: $485 · $5,820/yr
• Likely covers: watersewer

Listing history 5 events

1. 2026-06-18
   status $69,900 Pending 3 DOM
2. 2026-06-17
   days on market $69,900 Active 3 DOM
3. 2026-06-16
   days on market $69,900 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $69,900 Active 1 DOM

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

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 ≥90°F today · 16 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: $19,800
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − HOA: −$5,820
• − Depreciation: −$2,033
• Taxable income: $3,465
• Est. tax owed @ 24.0%: −$832
• After-tax cash flow: $3,194/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 East SD
• NCES district ID: 4217160
• Math proficiency: 47% ▼ -15.00%
• Reading proficiency: 69% ▼ -8.00%
• Median HH income: $48,844
• Composite: 49.22/100
• National rank: #2037
• State rank: #88 of 539 in PA

Livability — North East

• Score: 88/100
• State rank: #42
• US rank: #233

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,508

Population outlook (Erie County) Hauer SSP2

• Today (2025): 272,159 people
• By 2030: 266,299 · -2.2%
• By 2040: 250,987 · -7.8%
• By 2050: 234,925 · -13.7%
• By 2075: 199,164 · -26.8%
• By 2100: 162,985 · -40.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Romanian 13% Lithuanian 2% Italian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Arabic 1% Spanish 1%

Political lean MEDSL · Erie

• 2024 margin: Toss-up / Even · D 49.0% · R 50.0%
• 2008→2024 swing: -20.9pp toward R · 2008: 19.9pp · 2024: -1.0pp
• All cycles: 2024: R+1.0 2020: D+1.0 2016: R+2.0 2012: D+16.9 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.46%
• Current HPI: 257.9847
• 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

+64.5% since first listed

3 events — show timeline

• 2026-06-11 Listed $69,900 GEBOR
• 2017-08-04 Sold (MLS) $39,000 GEBOR
• 2017-05-25 Listed $42,500 GEBOR