170 Forest St · Cambridge Springs, PA 16403

$184,900

4 bd · 1.5 ba · 1,452 sqft · SingleFamily · 15 Days on market

Built 1900 0.44 ac lot Est $161k · 15% over

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• Cash flow +8.3/30.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.9/10.0
• ARV discount +0.9/15.0

Listing remarks

Situated on the outskirts of town, this spacious 4-bedroom, 1.5-bath home has country chic vibes. A standout farmhouse kitchen is the heart of the home and anchors the main floor, which also features a first-floor bedroom, full bath, and laundry. Everything you need is on one level! An additional 3 large bedrooms and a half bath give everyone their space, while central air and an attached garage keep life easy. Out back, a generous yard with an electrified shed offers serious potential for a workshop, studio, or storage. Relax on the front or rear porch and enjoy the breathing room that comes with an outskirts-of-town location. Newer roof, all public utilities, and move-in ready.

Key facts

• Farmhouse kitchen
• First-floor bedroom
• Generous yard

Tags

• FARMHOUSE KITCHEN
• FIRST-FLOOR BEDROOM
• GENEROUS YARD
• ELECTRIFIED SHED
• FRONT PORCH
• REAR PORCH

Property features AI

Finance

• Other: Zoned R-1

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two stories
• Construction: Vinyl siding; Metal roof; Partial basement (unfinished)
• Exterior features: Shed(s); Paved road access

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Refrigerator
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Dishwasher; Gas oven; Gas range; Refrigerator; Partial unfinished basement; Storage
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-168 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (31.0% below list).
• Recommended offer: $128k (31.0% below list) — sets the bar for 1% rule.

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 $20k of equity ($1k loan paydown + $18k 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.
• By year 2, 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 15 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 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 $82k; list at $185k implies a 126% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,584 (31.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1900 — 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.69% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.89%
• DSCR: 0.83
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $161,172
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 Mcclellan St	0.26mi	3/2.0 (-1)	1,400 (-4%)	19mo	$176,000	$126	59
336 Thomas St	0.66mi	3/1.0 (-1)	1,450 (-0%)	6mo	$132,000	$91	57
24654 Old Highway 86 Hwy	0.59mi	3/1.0 (-1)	1,369 (-6%)	1mo	$152,600	$111	55
400 Thomas St	0.70mi	3/1.5 (-1)	1,328 (-8%)	6mo	$132,000	$99	43
207 Beach Ave	0.62mi	4/2.5	1,600 (+10%)	12mo	$125,000	$78	40
143 Center St	0.67mi	3/1.0 (-1)	1,281 (-12%)	3mo	$219,900	$172	40

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: 21.5%
• Equity multiple: 2.74×
• Total profit: $89,963
• Equity at exit: $166,573

10-year hold

• IRR: 19.4%
• Equity multiple: 6.28×
• Total profit: $273,250
• Equity at exit: $359,220

Cash invested: $51,772 (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: 12.1×

Monthly cashflow live

• Estimated rent: $1,276 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$129 /mo · $1,550/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-168

Break-even live

Break-even rent $1,488

Max offer price $155,236

Occupancy floor —

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $184,900 Active 15 DOM
2. 2026-06-18
   days on market $184,900 Active 14 DOM
3. 2026-06-17
   days on market $184,900 Active 13 DOM
4. 2026-06-16
   days on market $184,900 Active 12 DOM
5. 2026-06-15
   days on market $184,900 Active 11 DOM
6. 2026-06-14
   days on market $184,900 Active 9 DOM
7. 2026-06-12
   days on market $184,900 Active 8 DOM
8. 2026-06-09
   days on market $184,900 Active 5 DOM
9. 2026-06-08
   days on market $184,900 Active 4 DOM
10. 2026-06-07
    days on market $184,900 Active 3 DOM
11. 2026-06-07
    remarks 688-char remark
12. 2026-06-07
    listed $184,900 Active 2 DOM

ⓘ 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: $1,550 · $129/mo
• Projected year-2 tax: $2,236 · $186/mo
• Expected delta: +$686/yr (+$57/mo · 44.2%)

ⓘ 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 ≥92°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: $15,310
• − Mortgage interest: −$10,357
• − Property taxes: −$1,550
• − Insurance: −$924
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − Depreciation: −$5,379
• Taxable loss: −$5,350
• Est. tax savings @ 24.0%: +$1,284
• After-tax cash flow: $-731/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

+126.2% since first listed

3 events — show timeline

• 2026-06-04 Listed $184,900 GEBOR
• 2017-04-23 Listed $89,900 GEBOR
• 2015-02-18 Sold (Public Records) $81,750 Public Records