246 S Marvin St · Smethport, PA 16749

$89,500

4 bd · 2.0 ba · 1,983 sqft · Other public records · 221 Days on market

Built 1920 0.72 ac lot $45/sqft · 46% below area Est $166k · 46% under ↓ 19% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.0/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

NEW PRICE! MAKE IT YOUR OWN! ROOM TO GROW in this 2 story property located in the quaint community of Smethport! Whether you need more bedrooms or the option of a 2 unit apartment home, this is a great opportunity. This home's convenient location and the size might be just what you need to make it your own! The first floor offers an entry, living room, 2 bedrooms, spacious eat in kitchen with appliances, laundry room with washer and dryer, full bath and a mud room. The second floor has another spacious eat in kitchen with appliances, or can be converted to the homeowners current needs, 2 -3 bedrooms, one as a living room if used as a 2-unit. There is a back deck with an added gazebo. The 2 car detached garage also has an additional workshop built on. There is a shed in the back yard. The yard is the perfect size with a touch of nature in the backyard that is adjacent to Marvin Creek. The property is being sold in "AS IS" condition. Cash or Conventional Financing only. Property has a floor furnace on the first floor, wall unit on the second floor and a full basement.

Key facts

• Added gazebo
• Additional workshop
• Back deck

Tags

• 2 UNIT APARTMENT HOME
• SPACIOUS EAT IN KITCHEN
• BACK DECK
• ADDED GAZEBO
• DETACHED GARAGE
• ADDITIONAL WORKSHOP

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#425 in PA, #3,875 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, employment C-, health & safety D.
• Smethport Area SD (rural): math 34% / reading 57% proficiency, ranked #270 of 539 in PA (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 31 active listings in the ZIP; 29 units permitted in McKean County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($619 loan paydown + $2k appreciation (1.9% local appreciation)).
• McKean County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 221 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 221 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.51% ✓
• Cap rate: 11.84%
• Cash-on-cash: 19.82%
• DSCR: 1.88
• GRM: 5.5

CMA / ARV

• ARV (median comp): $166,373
• List price: $89,500
• Delta: -46.21%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

1.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.9%
• Equity multiple: 2.29×
• Total profit: $32,239
• Equity at exit: $34,974

10-year hold

• IRR: 25.8%
• Equity multiple: 4.37×
• Total profit: $84,331
• Equity at exit: $50,113

Cash invested: $25,060 (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 16749

• Home prices YoY: 1.7%
• Active inventory: 31
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,355 medium
• Mortgage (P&I): −$469
• Tax from tax record: −$150 /mo · $1,796/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $414

Break-even live

Break-even rent $831

Max offer price $89,500

Occupancy floor 64%

Sensitivity live

Price	-10% $465	-5% $439	+0% $414	+5% $389	+10% $363
Rent	-10% $307	-5% $360	+0% $414	+5% $468	+10% $521
Rate	-1.0pp $459	-0.5pp $437	base $414	+0.5pp $391	+1.0pp $367

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $89,500 Active 221 DOM
2. 2026-06-17
   days on market $89,500 Active 220 DOM
3. 2026-06-16
   days on market $89,500 Active 219 DOM
4. 2026-06-15
   days on market $89,500 Active 218 DOM
5. 2026-06-13
   days on market $89,500 Active 216 DOM
6. 2026-06-12
   days on market $89,500 Active 215 DOM
7. 2026-06-09
   days on market $89,500 Active 212 DOM
8. 2026-06-08
   days on market $89,500 Active 211 DOM
9. 2026-06-08
   days on market $89,500 Active 210 DOM
10. 2026-06-07
    days on market $89,500 Active 209 DOM
11. 2026-06-04
    days on market $89,500 Active 206 DOM
12. 2026-06-02
    days on market $89,500 Active 205 DOM
13. 2026-06-01
    days on market $89,500 Active 204 DOM
14. 2026-05-31
    days on market $89,500 Active 203 DOM
15. 2026-05-08
    price $89,500 1094-char remark

    Show marketing remark (1094 chars)

    NEW PRICE! MAKE IT YOUR OWN! ROOM TO GROW in this 2 story property located in the quaint community of Smethport! Whether you need more bedrooms or the option of a 2 unit apartment home, this is a great opportunity. This home's convenient location and the size might be just what you need to make it your own! The first floor offers an entry, living room, 2 bedrooms, spacious eat in kitchen with appliances, laundry room with washer and dryer, full bath and a mud room. The second floor has another spacious eat in kitchen with appliances, or can be converted to the homeowners current needs, 2 -3 bedrooms, one as a living room if used as a 2-unit. There is a back deck with an added gazebo. The 2 car detached garage also has an additional workshop built on. There is a shed in the back yard. The yard is the perfect size with a touch of nature in the backyard that is adjacent to Marvin Creek. The property is being sold in "AS IS" condition. Cash or Conventional Financing only. Property has a floor furnace on the first floor, wall unit on the second floor and a full basement.

16. 2025-11-07
    listed $99,000 Active 1094-char remark

    Show marketing remark (1094 chars)

    NEW PRICE! MAKE IT YOUR OWN! ROOM TO GROW in this 2 story property located in the quaint community of Smethport! Whether you need more bedrooms or the option of a 2 unit apartment home, this is a great opportunity. This home's convenient location and the size might be just what you need to make it your own! The first floor offers an entry, living room, 2 bedrooms, spacious eat in kitchen with appliances, laundry room with washer and dryer, full bath and a mud room. The second floor has another spacious eat in kitchen with appliances, or can be converted to the homeowners current needs, 2 -3 bedrooms, one as a living room if used as a 2-unit. There is a back deck with an added gazebo. The 2 car detached garage also has an additional workshop built on. There is a shed in the back yard. The yard is the perfect size with a touch of nature in the backyard that is adjacent to Marvin Creek. The property is being sold in "AS IS" condition. Cash or Conventional Financing only. Property has a floor furnace on the first floor, wall unit on the second floor and a full basement.

17. 2025-09-30
    historical
18. 2025-02-25
    listed $109,999 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: $1,796 · $150/mo
• Projected year-2 tax: $1,796 · $150/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 8 d/yr ≥89°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,258
• − Mortgage interest: −$5,013
• − Property taxes: −$1,796
• − Insurance: −$448
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$2,604
• Taxable income: $3,796
• Est. tax owed @ 24.0%: −$911
• After-tax cash flow: $4,057/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: Smethport Area SD
• NCES district ID: 4221690
• Math proficiency: 34% ▼ -3.00%
• Reading proficiency: 57% ▲ 5.00%
• Median HH income: $44,944
• Composite: 38.48/100
• National rank: #4186
• State rank: #270 of 539 in PA

Livability — Smethport

• Score: 75/100
• State rank: #425
• US rank: #3875

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

• Census place: Smethport, PA
• Population (ZIP): 3,691

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 (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Romanian 2% Slovak 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 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: ▲ 1.93%
• Current HPI: 116.303
• 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

-18.6% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $89,500 UNYREIS
• 2025-11-07 Listed $99,000 UNYREIS
• 2025-09-30 Listing Removed — UNYREIS
• 2025-02-25 Listed $109,999 UNYREIS

Property tax history

+2.5%/yr

Latest (2025): $1,796 · +3.8% YoY. Source: county tax records.