4267 Matthews Rd · Frizzleburg, PA 16116

$82,900

2 bd · 1.0 ba · 804 sqft · Manufactured public records · 3 Days on market

Built 1944 4.50 ac lot

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Why this score? — see what drove the C 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 +20.6/30.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Schools +4.4/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome home to 4267 Matthews Road! This house has Seven Gables and sits on 4.5 acres. It has a beautiful new fully equipped kitchen which is connected to an amazing sunroom with 14 windows with a great view! There is a bedroom and full bath on the main floor in addition to a living and dining room And first floor laundry. Upstairs you have three bedrooms and one full bath plus cedar closet. There is a one car attached garage plus a two car detached garage. So much yard to play in!

Key facts

• 4.5 acre lot
• Garage
• Built 1944

Property features AI

Exterior

• Parking: Detached garage; Space for 3 vehicles
• Utilities: Private well water; Septic tank
• Home design: Two-story frame house; Resale property; Asphalt roof
• Construction: Frame construction
• Exterior features: Approximately 4.5-acre lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (oil); Central electric air conditioning
• Interior features: Finished full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $83k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($865 rent vs $83k).

Location & tenants

• Location reads 54/100 on livability (#1,671 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing B; Watch: health & safety C-, schools F, amenities F.
• Mohawk Area SD (rural): math 41% / reading 62% proficiency, ranked #159 of 539 in PA (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 14 active listings in the ZIP; 51 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($573 loan paydown + $3k appreciation (4.0% local appreciation)).
• Lawrence County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,900

Questions for the listing agent

1. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.04% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.71%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 1.93×
• Total profit: $21,588
• Equity at exit: $42,122

10-year hold

• IRR: 16.4%
• Equity multiple: 3.66×
• Total profit: $61,637
• Equity at exit: $68,967

Cash invested: $23,212 (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 16116

• Home prices YoY: 2.4%
• Active inventory: 14
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $865 medium
• Mortgage (P&I): −$435
• Tax est. 1.5%: −$104 /mo · $1,244/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $110

Break-even live

Break-even rent $725

Max offer price $82,900

Occupancy floor 82%

Sensitivity live

Price	-10% $168	-5% $139	+0% $110	+5% $82	+10% $53
Rent	-10% $42	-5% $76	+0% $110	+5% $145	+10% $179
Rate	-1.0pp $152	-0.5pp $131	base $110	+0.5pp $89	+1.0pp $67

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: $20,725
• Closing costs: $2,487
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-21
   days on market $82,900 Active 3 DOM
2. 2026-06-19
   remarks 109-char remark
3. 2026-06-19
   listed $82,900 Active 1 DOM

ⓘ 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 6 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,380
• − Mortgage interest: −$4,644
• − Property taxes: −$1,244
• − Insurance: −$414
• − Repairs & maintenance: −$830
• − Management: −$830
• − Depreciation: −$2,412
• Taxable income: $5
• Est. tax owed @ 24.0%: −$1
• After-tax cash flow: $1,324/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: Mohawk Area SD
• NCES district ID: 4215540
• Math proficiency: 41% ▼ -14.00%
• Reading proficiency: 62% ▼ -6.00%
• Median HH income: $49,801
• Composite: 43.93/100
• National rank: #2908
• State rank: #159 of 539 in PA

Livability — Frizzleburg

• Score: 54/100
• State rank: #1671
• US rank: #23788

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,783

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 81,781 people
• By 2030: 77,978 · -4.7%
• By 2040: 69,522 · -15.0%
• By 2050: 61,344 · -25.0%
• By 2075: 45,027 · -44.9%
• By 2100: 31,305 · -61.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Romanian 7% Serbian 4% German 3%
• Foreign-born: 1% · Canada

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+33.8) · D 32.8% · R 66.5%
• 2008→2024 swing: -28.7pp toward R · 2008: -5.1pp · 2024: -33.8pp
• All cycles: 2024: R+33.8 2020: R+29.6 2016: R+28.1 2012: R+9.0 2008: R+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.02%
• Current HPI: 169.7901
• 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

-66.7% since first listed

5 events — show timeline

• 2026-06-18 Listed $82,900 West Penn MLS
• 2022-01-28 Sold (MLS) $210,000 West Penn MLS
• 2022-01-24 Pending — West Penn MLS
• 2021-12-16 Contingent — West Penn MLS
• 2021-11-19 Listed $249,316 West Penn MLS