150 N Fraley St · Kane, PA 16735

$175,000

5 bd · None ba · 11,190 sqft · MultiFamily · 24 Days on market

Built 1950 Fair condition 9,100 sqft lot

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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

MIXED-USE COMMERCIAL BUILDING + TWO RESIDENTIAL RENTAL INCOMES! - A rare investment opportunity offering multiple income streams in a prime business location. This property includes a substantial commercial building with two storefronts and five apartments, plus two additional rental homes—all situated in a high-visibility area with plenty of parking options. COMMERCIAL BUILDING WITH TWO COMMERCIAL STOREFRONTS AND FIVE RESIDENTIAL UNITS: Two ground-floor commercial storefronts ideal for retail, office, or service-based businesses. Four apartments on the upper level and one apartment in the basement, providing potential for steady rental income. The integral garage is perfect for comme

Key facts

• Integral garage
• High-visibility area
• Two storefronts

Tags

• TWO RESIDENTIAL RENTAL INCOMES
• TWO STOREFRONTS
• FIVE APARTMENTS
• HIGH-VISIBILITY AREA
• PLENTY OF PARKING OPTIONS
• INTEGRAL GARAGE

Property features AI

Finance

• Financial info: Operating expense details: see remarks; Owner pays and rent includes: see remarks

Exterior

• Parking: Three or more parking spaces
• Security: Fire escape
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; Cable and high-speed internet available
• Home design: 2-story multi-unit building; Resale property; Road frontage on a main thoroughfare
• Construction: Aluminum siding and brick exterior; Membrane/rubber/rolled hot mop roof
• Exterior features: Gravel driveway; Corner lot; rectangular dimensions (91 x 100)

Interior

• Kitchen: Electric and gas water heaters; Appliances noted: see remarks (additional kitchen appliances may be listed in remarks)
• Bedrooms: 5 total units (multi-unit property)
• Flooring: Carpet; Vinyl; Varies by unit
• Heating & cooling: Heating present; Electric and gas heating; Baseboard and hot water heating
• Interior features: Full basement; Carpet and vinyl flooring; varies by unit; See remarks for additional appliance/equipment details
• Laundry & utility: Electric and gas utilities connected

What this means for you Summary

Snapshot

• This is a 5-bed/?-bath multifamily listed at $175k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $3k ($36k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 26.9% 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 $1k of loan paydown is wiped out by about $5k 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 $49k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $172,375 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 3.05% ✓
• Cap rate: 26.94%
• Cash-on-cash: 73.73%
• DSCR: 4.28
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 73.7%
• Equity multiple: 4.38×
• Total profit: $165,405
• Equity at exit: $28,138

10-year hold

• IRR: 77.4%
• Equity multiple: 9.02×
• Total profit: $392,930
• Equity at exit: $18,667

Cash invested: $49,000 (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: 16.4×

Monthly cashflow live

• Estimated rent: $5,342 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,122
• Net cashflow: $3,011

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 39%

Sensitivity live

Price	-10% $3,132	-5% $3,071	+0% $3,011	+5% $2,950	+10% $2,890
Rent	-10% $2,589	-5% $2,800	+0% $3,011	+5% $3,222	+10% $3,433
Rate	-1.0pp $3,099	-0.5pp $3,055	base $3,011	+0.5pp $2,965	+1.0pp $2,919

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

Units	Beds	Baths	Est. rent
▸ 6× units	1	1	$5,340
Total (6 units)			$5,342

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $175,000 Active 24 DOM
2. 2026-06-18
   days on market $175,000 Active 23 DOM
3. 2026-06-17
   days on market $175,000 Active 22 DOM
4. 2026-06-16
   days on market $175,000 Active 21 DOM
5. 2026-06-15
   days on market $175,000 Active 20 DOM
6. 2026-06-14
   days on market $175,000 Active 18 DOM
7. 2026-06-12
   days on market $175,000 Active 17 DOM
8. 2026-06-09
   days on market $175,000 Active 14 DOM
9. 2026-06-08
   days on market $175,000 Active 13 DOM
10. 2026-06-07
    days on market $175,000 Active 12 DOM
11. 2026-06-04
    days on market $175,000 Active 8 DOM
12. 2026-06-02
    days on market $175,000 Active 7 DOM
13. 2026-06-01
    days on market $175,000 Active 6 DOM
14. 2026-05-31
    days on market $175,000 Active 5 DOM
15. 2026-05-31
    days on market $175,000 Active 4 DOM
16. 2026-05-26
    listed $175,000 Active

ⓘ 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: $64,104
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$5,128
• − Management: −$5,128
• − Depreciation: −$5,091
• Taxable income: $35,454
• Est. tax owed @ 24.0%: −$8,509
• After-tax cash flow: $27,621/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 mixed-use commercial building requires significant repairs and updates to its roof, exterior, landscaping, HVAC, flooring, and interior walls/paint. While it has potential as a rental property, the current condition detracts from its value. Significant investments in these areas would greatly increase its resale and rental value.

Repairs flagged

• Major roof — Signs of wear and discoloration suggest significant damage and potential leaks.
• Major exterior siding — The siding is visibly worn and needs repainting or replacement.
• Major landscaping — The landscaping is sparse and overgrown, detracting from the property's curb appeal.
• Major HVAC/mechanicals — Given the overall condition, it's likely that the HVAC and other systems need updating or replacement.
• Major flooring — The flooring is likely outdated and in poor condition, requiring replacement or updating.
• Major interior walls/paint — The interior walls and paint are likely outdated and in poor condition, requiring updating or replacement.

Value-add opportunities

• Both roof replacement — Recovering the roof would significantly improve the property's appearance and functionality.
• Both exterior siding replacement — Replacing the siding would improve the property's curb appeal and increase its value.
• Both landscaping — A well-maintained landscape would enhance the property's curb appeal and attract potential buyers/tenants.
• Both HVAC/mechanical upgrades — Upgrading the HVAC and other systems would improve the property's functionality and energy efficiency.
• Both flooring replacement — Replacing outdated flooring would improve the property's appearance and functionality.
• Both interior updates — Updating the interior walls and paint would improve the property's appearance and functionality, making it more attractive to potential buyers/tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of wear and discoloration suggest significant damage and potential leaks.	Major	$15,000–50,000
exterior siding · The siding is visibly worn and needs repainting or replacement.	Major	$15,000–50,000
landscaping · The landscaping is sparse and overgrown, detracting from the property's curb appeal.	Major	$15,000–50,000
HVAC/mechanicals · Given the overall condition, it's likely that the HVAC and other systems need updating or replacement.	Major	$15,000–50,000
flooring · The flooring is likely outdated and in poor condition, requiring replacement or updating.	Major	$15,000–50,000
interior walls/paint · The interior walls and paint are likely outdated and in poor condition, requiring updating or replacement.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both roof replacement — Recovering the roof would significantly improve the property's appearance and functionality. ↑
• Both exterior siding replacement — Replacing the siding would improve the property's curb appeal and increase its value. ↑
• Both landscaping — A well-maintained landscape would enhance the property's curb appeal and attract potential buyers/tenants. ↑
• Both HVAC/mechanical upgrades — Upgrading the HVAC and other systems would improve the property's functionality and energy efficiency. ↑
• Both flooring replacement — Replacing outdated flooring would improve the property's appearance and functionality. ↑
• Both interior updates — Updating the interior walls and paint would improve the property's appearance and functionality, making it more attractive to potential buyers/tenants. ↑

ⓘ 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

1 event — show timeline

• 2026-05-26 Listed $175,000 UNYREIS