25034 State Hwy 99 · Cambridge Springs, PA 16403

$115,800

5 bd · 1.5 ba · 1,480 sqft · SingleFamily · 184 Days on market

0.25 ac lot $78/sqft · 55% above area

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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 +26.2/30.0
• Appreciation +10.0/10.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious two-story home offering 1,480 Sq feet of living space with 5 bedrooms, 1 full bath, and on half bath. The functional layout provides flexibility for a variety of living arrangements. An enclosed rear porch adds additional usable space. The home is heated exclusively by a pellet stove. A great opportunity for buyers seeking space and location between Cambridge Springs and Edinboro. Schedule a showing today. * * Well and Septic are not on the subject property. * *

Key facts

• Pellet stove
• Enclosed rear porch
• Functional layout

Tags

• ENCLOSED REAR PORCH
• PELLET STOVE
• FUNCTIONAL LAYOUT

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $116k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $116k).
• Recommended offer: $102k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#723 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Penncrest SD (rural): math 31% / reading 50% proficiency, ranked #348 of 539 in PA (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 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 $12k of equity ($801 loan paydown + $12k 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 $32k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($102k) is reasonable based on typical stale-listing flexibility.

Recommended offer $101,904 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.12% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.97%
• DSCR: 1.49
• GRM: 7.4

CMA / ARV

• ARV (median comp): $74,472
• List price: $115,800
• Delta: 55.50%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 32.3%
• Equity multiple: 3.53×
• Total profit: $81,917
• Equity at exit: $104,322

10-year hold

• IRR: 27.9%
• Equity multiple: 7.98×
• Total profit: $226,347
• Equity at exit: $224,974

Cash invested: $32,424 (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 16403

• Home prices YoY: 9.5%
• Active inventory: 18
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,302 medium
• Mortgage (P&I): −$607
• Tax from tax record: −$77 /mo · $921/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $296

Break-even live

Break-even rent $927

Max offer price $115,800

Occupancy floor 72%

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: $28,950
• Closing costs: $3,474
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $115,800 Active 184 DOM
2. 2026-06-18
   days on market $115,800 Active 183 DOM
3. 2026-06-17
   days on market $115,800 Active 182 DOM
4. 2026-06-16
   days on market $115,800 Active 181 DOM
5. 2026-06-15
   days on market $115,800 Active 180 DOM
6. 2026-06-14
   days on market $115,800 Active 178 DOM
7. 2026-06-12
   days on market $115,800 Active 177 DOM
8. 2026-06-09
   days on market $115,800 Active 174 DOM
9. 2026-06-08
   days on market $115,800 Active 173 DOM
10. 2026-06-07
    days on market $115,800 Active 172 DOM
11. 2026-06-07
    days on market $115,800 Active 171 DOM
12. 2026-06-03
    days on market $115,800 Active 168 DOM
13. 2026-06-02
    days on market $115,800 Active 167 DOM
14. 2026-06-01
    days on market $115,800 Active 166 DOM
15. 2026-05-31
    days on market $115,800 Active 165 DOM
16. 2026-05-30
    days on market $115,800 Active 164 DOM
17. 2025-12-16
    listed $115,800 Active 477-char remark

    Show marketing remark (477 chars)

    Spacious two-story home offering 1,480 Sq feet of living space with 5 bedrooms, 1 full bath, and on half bath. The functional layout provides flexibility for a variety of living arrangements. An enclosed rear porch adds additional usable space. The home is heated exclusively by a pellet stove. A great opportunity for buyers seeking space and location between Cambridge Springs and Edinboro. Schedule a showing today. * * Well and Septic are not on the subject property. * *

ⓘ 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: $921 · $77/mo
• Projected year-2 tax: $1,375 · $115/mo
• Expected delta: +$454/yr (+$38/mo · 49.4%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,623
• − Mortgage interest: −$6,487
• − Property taxes: −$921
• − Insurance: −$579
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − Depreciation: −$3,369
• Taxable income: $1,769
• Est. tax owed @ 24.0%: −$424
• After-tax cash flow: $3,131/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: Penncrest SD
• NCES district ID: 4218740
• Math proficiency: 31% ▼ -10.00%
• Reading proficiency: 50% ▼ -8.00%
• Median HH income: $47,927
• Composite: 34.64/100
• National rank: #5146
• State rank: #348 of 539 in PA

Livability — Cambridge Springs

• Score: 71/100
• State rank: #723
• US rank: #7172

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,979

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Two or more races 3% Black 2%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 2%

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: ▲ 23.59%
• Current HPI: 272.7593
• 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

• 2025-12-16 Listed $115,800 GEBOR

Property tax history

+1.6%/yr

Latest (2025): $921 · +4.8% YoY. Source: county tax records.