18398 Rt. 6 · Smethport, PA 16749

$87,500

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 366 Days on market

Built 1985 0.58 ac lot ↓ 28% since listing

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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 +25.5/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• 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

Featuring a large, oversized two-car detached garage, offering ample space for vehicles, hobbies, or storage. On the right side of the garage is a large side door for access to the rear of the garage. The home has three bedrooms/two full bathrooms. The living area divides the primary bedroom/bath and the other two bedrooms/bath. Enjoy the corner designed gas fireplace in the living room for an additional source of heat and ambiance. The formal dining room has a built-in cabinet. Large full length rear deck. Full basement giving so many possibilities. Large lot giving space for a garden or pool. The Estate is currently having a sale, and the home will be cleaned out.

Key facts

• Side door
• Full basement
• Built-in cabinet

Tags

• DETACHED GARAGE
• SIDE DOOR
• CORNER DESIGNED GAS FIREPLACE
• BUILT-IN CABINET
• FULL LENGTH REAR DECK
• FULL BASEMENT

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Residential property
• Construction: Vinyl siding
• Exterior features: Shingle roof; Workshop on the property; Lot approximately 0.58 acres

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas
• Interior features: Gas water heater; Full unfinished walk-out basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $88k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $77k (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 ($605 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 $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 366 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Recommended offer $77,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 366 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. 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.
5. 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.
6. 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: 1.17% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.07%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 14.3%
• Equity multiple: 1.77×
• Total profit: $18,803
• Equity at exit: $34,192

10-year hold

• IRR: 16.9%
• Equity multiple: 3.24×
• Total profit: $54,923
• Equity at exit: $48,993

Cash invested: $24,500 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,026 medium
• Mortgage (P&I): −$459
• Tax est. 1.5%: −$109 /mo · $1,312/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $206

Break-even live

Break-even rent $765

Max offer price $87,500

Occupancy floor 75%

Sensitivity live

Price	-10% $266	-5% $236	+0% $206	+5% $175	+10% $145
Rent	-10% $124	-5% $165	+0% $206	+5% $246	+10% $287
Rate	-1.0pp $250	-0.5pp $228	base $206	+0.5pp $183	+1.0pp $160

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $87,500 Active 366 DOM
2. 2026-06-21
   days on market $87,500 Active 365 DOM
3. 2026-06-18
   days on market $87,500 Active 363 DOM
4. 2026-06-17
   days on market $87,500 Active 362 DOM
5. 2026-06-16
   days on market $87,500 Active 361 DOM
6. 2026-06-15
   pricedays on market $87,500 Active 360 DOM
7. 2026-06-13
   days on market $89,900 Active 358 DOM
8. 2026-06-12
   statusdays on market $89,900 Active 357 DOM
9. 2026-06-09
   days on market $89,900 Active Under Contract 354 DOM
10. 2026-06-08
    days on market $89,900 Active Under Contract 353 DOM
11. 2026-06-08
    days on market $89,900 Active Under Contract 352 DOM
12. 2026-06-07
    days on market $89,900 Active Under Contract 351 DOM
13. 2026-06-04
    days on market $89,900 Active Under Contract 348 DOM
14. 2026-06-02
    days on market $89,900 Active Under Contract 347 DOM
15. 2026-06-01
    days on market $89,900 Active Under Contract 346 DOM
16. 2026-05-31
    days on market $89,900 Active Under Contract 345 DOM
17. 2026-04-09
    historical Active Under Contract
18. 2026-03-09
    price $89,900
19. 2025-12-11
    price $99,900
20. 2025-08-20
    price $109,900
21. 2025-06-20
    listed $124,900 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $12,307
• − Mortgage interest: −$4,901
• − Property taxes: −$1,312
• − Insurance: −$438
• − Repairs & maintenance: −$985
• − Management: −$985
• − Depreciation: −$2,545
• Taxable income: $1,141
• Est. tax owed @ 24.0%: −$274
• After-tax cash flow: $2,192/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

• 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

-28.0% since first listed

5 events — show timeline

• 2026-04-09 Contingent — NMPA
• 2026-03-09 Price Changed $89,900 NMPA
• 2025-12-11 Price Changed $99,900 NMPA
• 2025-08-20 Price Changed $109,900 NMPA
• 2025-06-20 Listed $124,900 NMPA