23081 Mallard Ln · Cochranton, PA 16314

$89,000

2 bd · 2.0 ba · 820 sqft · SingleFamily · 23 Days on market

5,933 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 +23.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +4.8/10.0
• Livability +4.0/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Rare find. Quaint cottage along French Creek in Cochranton. One row back from river. Cute 2 bedroom home with a 2nd full bathroom in the basement with several bonus spaces including a work shop and pool table. Minnow fishing pond in front yard, fenced in yard, and a stone patio for relaxing and enjoying the country air and birdsong.

Key facts

• Minnow fishing pond
• Stone patio
• Fenced in yard

Tags

• FENCED IN YARD
• STONE PATIO
• MINNOW FISHING POND

Property features AI

Exterior

• Utilities: Septic tank
• Home design: Single-family residence; One story
• Construction: Block and cedar construction; Asphalt roof; Built with basement
• Exterior features: Patio; Fenced yard; Views

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Propane fuel
• Interior features: Unfinished basement; Dehumidifier

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $159 ($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 $87k (2.0% below list).
• Recommended offer: $87k (2.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 79/100 on livability (#251 in PA, #2,194 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, cost of living A+; Watch: employment C-, health & safety C-, amenities 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: 13 active listings in the ZIP; 83 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($615 loan paydown + $9k appreciation (10.0% local appreciation)).
• Crawford County population projected at -22% 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,248 (2.0% 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: 0.98% ✗
• Cap rate: 8.44%
• Cash-on-cash: 7.67%
• DSCR: 1.34
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 29.8%
• Equity multiple: 3.35×
• Total profit: $58,576
• Equity at exit: $80,178

10-year hold

• IRR: 25.9%
• Equity multiple: 7.60×
• Total profit: $164,442
• Equity at exit: $172,907

Cash invested: $24,920 (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 16314

• Home prices YoY: 3.7%
• Active inventory: 13
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $872 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$26 /mo · $314/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $159

Break-even live

Break-even rent $671

Max offer price $89,000

Occupancy floor 77%

Sensitivity live

Price	-10% $210	-5% $184	+0% $159	+5% $134	+10% $109
Rent	-10% $90	-5% $125	+0% $159	+5% $194	+10% $228
Rate	-1.0pp $204	-0.5pp $182	base $159	+0.5pp $136	+1.0pp $113

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $89,000 Active 23 DOM
2. 2026-06-18
   days on market $89,000 Active 22 DOM
3. 2026-06-17
   days on market $89,000 Active 21 DOM
4. 2026-06-16
   days on market $89,000 Active 20 DOM
5. 2026-06-15
   days on market $89,000 Active 19 DOM
6. 2026-06-14
   days on market $89,000 Active 17 DOM
7. 2026-06-12
   days on market $89,000 Active 16 DOM
8. 2026-06-09
   pricedays on market $89,000 Active 13 DOM
9. 2026-06-08
   days on market $99,000 Active 12 DOM
10. 2026-06-07
    days on market $99,000 Active 11 DOM
11. 2026-06-07
    days on market $99,000 Active 10 DOM
12. 2026-06-02
    days on market $99,000 Active 6 DOM
13. 2026-06-01
    days on market $99,000 Active 5 DOM
14. 2026-05-31
    days on market $99,000 Active 4 DOM
15. 2026-05-30
    days on market $99,000 Active 3 DOM
16. 2026-05-27
    listed $99,000 Active

ⓘ 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: $314 · $26/mo
• Projected year-2 tax: $860 · $72/mo
• Expected delta: +$546/yr (+$45/mo · 173.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°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: $10,470
• − Mortgage interest: −$4,985
• − Property taxes: −$314
• − Insurance: −$445
• − Repairs & maintenance: −$838
• − Management: −$838
• − Depreciation: −$2,589
• Taxable income: $461
• Est. tax owed @ 24.0%: −$111
• After-tax cash flow: $1,801/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 — Cochranton

• Score: 79/100
• State rank: #251
• US rank: #2194

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,439

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 (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Romanian 4% Iranian 3% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · German/W. Germanic 5%

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: ▲ 12.88%
• Current HPI: 360.0195
• 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

• 2026-05-27 Listed $99,000 GEBOR

Property tax history

-6.6%/yr

Latest (2025): $314 · -3.2% YoY. Source: county tax records.