1129 1/2 Otter St · Franklin, PA 16323

$25,000

2 bd · 1.0 ba · 1,175 sqft · SingleFamily · 357 Days on market

Built 1936 Poor condition 2,178 sqft lot $21/sqft · 70% below 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

2 Bed. 1 Bath Ranch home with Full basement. Sm. back yard. * Property is being Sold as is, Where is, with No warranty or repairs.

Key facts

• 2,178 sq ft lot
• Built 1936
• Listed 356 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $553 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($988 rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 35.5% vs local median 4.8% in Franklin — 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 69/100 on livability (#812 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, schools D, employment D.
• Franklin Area SD (rural): math 29% / reading 46% proficiency, ranked #388 of 539 in PA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 51 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 42 units permitted in Venango County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($173 loan paydown + $2k appreciation (10.0% local appreciation)).
• Venango County population projected at -30% 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 357 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 357 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 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 3.95% ✓
• Cap rate: 35.48%
• Cash-on-cash: 104.25%
• DSCR: 5.64
• GRM: 2.1

CMA / ARV

• ARV (median comp): $83,291
• List price: $25,000
• Delta: -69.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1231 1/2 Otter St	0.22mi	2/1.5	1,128 (-4%)	10mo	$78,000	$69	72
1112 Chestnut St	0.24mi	3/1.5 (+1)	1,280 (+9%)	23mo	$82,500	$64	47
635 Egbert Ave	0.70mi	2/1.0	1,088 (-7%)	10mo	$120,000	$110	47
1026 Buffalo St	0.22mi	3/2.0 (+1)	1,296 (+10%)	23mo	$38,000	$29	44
611 12th St	0.28mi	3/1.0 (+1)	1,344 (+14%)	17mo	$119,900	$89	44
64 Park St	0.60mi	2/2.0	1,025 (-13%)	18mo	$56,000	$55	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 7.98×
• Total profit: $48,859
• Equity at exit: $22,522

10-year hold

• IRR: 99.0%
• Equity multiple: 17.61×
• Total profit: $116,302
• Equity at exit: $48,570

Cash invested: $7,000 (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 16323

• Home prices YoY: 12.2%
• Active inventory: 51
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $988 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $553

Break-even live

Break-even rent $289

Max offer price $25,000

Occupancy floor 39%

Sensitivity live

Price	-10% $570	-5% $561	+0% $553	+5% $544	+10% $535
Rent	-10% $474	-5% $514	+0% $553	+5% $592	+10% $631
Rate	-1.0pp $565	-0.5pp $559	base $553	+0.5pp $546	+1.0pp $540

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
414 11th St Franklin, PA	1.0	1.0	750	$725	$0.97	44d	1	0.19mi
850 Elk St Franklin, PA	2.0	1.0	1000	$1,386	$1.39	44d	1	0.43mi
1341 Sassafrass St Franklin, PA	3.0	1.0	1300	$1,050	$0.81	44d	1	0.53mi

Listing history 16 events

1. 2026-06-19
   days on market $25,000 Active 357 DOM
2. 2026-06-18
   days on market $25,000 Active 356 DOM
3. 2026-06-17
   days on market $25,000 Active 355 DOM
4. 2026-06-16
   days on market $25,000 Active 354 DOM
5. 2026-06-15
   days on market $25,000 Active 353 DOM
6. 2026-06-14
   days on market $25,000 Active 351 DOM
7. 2026-06-13
   days on market $25,000 Active 350 DOM
8. 2026-06-10
   days on market $25,000 Active 348 DOM
9. 2026-06-09
   days on market $25,000 Active 347 DOM
10. 2026-06-08
    days on market $25,000 Active 346 DOM
11. 2026-06-07
    days on market $25,000 Active 345 DOM
12. 2026-06-02
    days on market $25,000 Active 340 DOM
13. 2026-06-01
    days on market $25,000 Active 339 DOM
14. 2026-05-31
    days on market $25,000 Active 338 DOM
15. 2026-05-30
    days on market $25,000 Active 337 DOM
16. 2025-06-27
    listed $25,000 Active 130-char remark

    Show marketing remark (130 chars)

    2 Bed. 1 Bath Ranch home with Full basement. Sm. back yard. * Property is being Sold as is, Where is, with No warranty or repairs.

ⓘ 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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥93°F today · 20 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: $11,862
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$792
• − Repairs & maintenance: −$949
• − Management: −$949
• − Depreciation: −$727
• Taxable income: $6,670
• Est. tax owed @ 24.0%: −$1,601
• After-tax cash flow: $5,030/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

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including exterior siding, roof, interior walls, and flooring. Significant improvements are needed to bring it up to a livable condition.

Repairs flagged

• Major exterior siding — Significant peeling and damage
• Major roof — Aged appearance
• Major interior walls/paint — No visible interior, but the exterior suggests potential issues
• Major flooring — No visible flooring, but the condition of the exterior suggests potential issues
• Major systems — No visible systems, but the exterior suggests potential issues

Value-add opportunities

• Both repair and paint exterior — Improves curb appeal and overall condition
• Both repair and paint interior — Improves living space and overall condition
• Both replace roof — Essential for structural integrity and longevity
• Both repair and replace flooring — Improves living space and overall condition

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant peeling and damage	Major	$15,000–50,000
roof · Aged appearance	Major	$15,000–50,000
interior walls/paint · No visible interior, but the exterior suggests potential issues	Major	$15,000–50,000
flooring · No visible flooring, but the condition of the exterior suggests potential issues	Major	$15,000–50,000
systems · No visible systems, but the exterior suggests potential issues	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both repair and paint exterior — Improves curb appeal and overall condition ↑
• Both repair and paint interior — Improves living space and overall condition ↑
• Both replace roof — Essential for structural integrity and longevity ↑
• Both repair and replace flooring — Improves living space and overall condition ↑

ⓘ 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: Franklin Area SD
• NCES district ID: 4210200
• Math proficiency: 29% ▼ -6.00%
• Reading proficiency: 46% ▼ -12.00%
• Median HH income: $43,451
• Composite: 31.73/100
• National rank: #5910
• State rank: #388 of 539 in PA

Livability — Franklin

• Score: 69/100
• State rank: #812
• US rank: #8260

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Franklin, PA
• Population (ZIP): 14,694

Population outlook (Venango County) Hauer SSP2

• Today (2025): 48,827 people
• By 2030: 46,061 · -5.7%
• By 2040: 39,989 · -18.1%
• By 2050: 34,094 · -30.2%
• By 2075: 22,500 · -53.9%
• By 2100: 13,659 · -72.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Black 2%
• Common ancestry: Romanian 4% Iranian 3% Serbian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Venango

• 2024 margin: Solid R (+42.1) · D 28.5% · R 70.6%
• 2008→2024 swing: -22.9pp toward R · 2008: -19.2pp · 2024: -42.1pp
• All cycles: 2024: R+42.1 2020: R+41.4 2016: R+42.4 2012: R+26.3 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 26.68%
• Current HPI: 245.9766
• 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

• 2025-06-27 Listed $25,000 AVBREALTORS