14298 Primrose Dr · Pymatuning North, PA 16424

$149,900

2 bd · 1.0 ba · 1,060 sqft · SingleFamily · 21 Days on market

Built 1966 0.58 ac lot $141/sqft · 56% above area

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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 +21.2/30.0
• Appreciation +9.2/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +4.7/10.0
• Schools +4.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Enjoy laid-back living in this charming single story home on a TRIPLE LOT located steps away from Pymatuning Reservoir and Pymatuning State Park. Whether you’re looking for a year-round home, weekend retreat or investment opportunity, this property offers endless possibilities for use. Featuring a bright and inviting living room, full kitchen, and bonus family room/dining area with walkout to the back patio. Also includes two comfortably sized bedrooms and full bathroom with step in shower. Exterior highlights a spacious and private lot, full driveway with additional parking area and a rear deck - perfect for relaxing after a day on the water! Just a short stroll away, you’ll find a nearby beach, boat launch and marina for easy water access. Everything you want and more for a summer of fun! Also includes parcel 39-0-025159.

Key facts

• Private lot
• Bonus family room
• Full driveway

Tags

• SINGLE STORY HOME
• BONUS FAMILY ROOM
• BACK PATIO
• PRIVATE LOT
• FULL DRIVEWAY
• ADDITIONAL PARKING AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (2.7% below list).
• Recommended offer: $146k (2.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#1,568 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, schools F, amenities F.
• Conneaut SD (rural): math 38% / reading 57% proficiency, ranked #241 of 539 in PA (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 53 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 $14k of equity ($1k loan paydown + $13k appreciation (8.5% local appreciation)).
• Crawford County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.5% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $120k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $145,905 (2.7% below list)

Questions for the listing agent

1. Built in 1966 — 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: 0.97% ✗
• Cap rate: 8.02%
• Cash-on-cash: 6.17%
• DSCR: 1.27
• GRM: 8.6

CMA / ARV

• ARV (median comp): $95,855
• List price: $149,900
• Delta: 56.38%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14552 Gilliland Rd	0.30mi	2/2.0	924 (-13%)	22mo	$50,000	$54	42

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

Projected returns pro-forma

8.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.7%
• Equity multiple: 2.91×
• Total profit: $80,144
• Equity at exit: $118,860

10-year hold

• IRR: 23.0%
• Equity multiple: 6.30×
• Total profit: $222,558
• Equity at exit: $240,849

Cash invested: $41,972 (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 16424

• Home prices YoY: 3.2%
• Active inventory: 53
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,459 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$88 /mo · $1,058/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $216

Break-even live

Break-even rent $1,186

Max offer price $149,900

Occupancy floor 80%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-14
   status Pending 847-char remark

   Show marketing remark (847 chars)

   Enjoy laid-back living in this charming single story home on a TRIPLE LOT located steps away from Pymatuning Reservoir and Pymatuning State Park. Whether you’re looking for a year-round home, weekend retreat or investment opportunity, this property offers endless possibilities for use. Featuring a bright and inviting living room, full kitchen, and bonus family room/dining area with walkout to the back patio. Also includes two comfortably sized bedrooms and full bathroom with step in shower. Exterior highlights a spacious and private lot, full driveway with additional parking area and a rear deck - perfect for relaxing after a day on the water! Just a short stroll away, you’ll find a nearby beach, boat launch and marina for easy water access. Everything you want and more for a summer of fun! Also includes parcel 39-0-025159.

2. 2026-04-23
   listed $149,900 Active 847-char remark

   Show marketing remark (847 chars)

   Enjoy laid-back living in this charming single story home on a TRIPLE LOT located steps away from Pymatuning Reservoir and Pymatuning State Park. Whether you’re looking for a year-round home, weekend retreat or investment opportunity, this property offers endless possibilities for use. Featuring a bright and inviting living room, full kitchen, and bonus family room/dining area with walkout to the back patio. Also includes two comfortably sized bedrooms and full bathroom with step in shower. Exterior highlights a spacious and private lot, full driveway with additional parking area and a rear deck - perfect for relaxing after a day on the water! Just a short stroll away, you’ll find a nearby beach, boat launch and marina for easy water access. Everything you want and more for a summer of fun! Also includes parcel 39-0-025159.

3. 2022-04-27
   soldstatus $119,900 253-char remark

   Show marketing remark (253 chars)

   Super cute, 2 bedroom, year-round cottage in the heart of LA (Linesville Area). Most furniture included. Ready to have people come have fun! Nice deck & shed. Many nice updates. 3 Lots. Sun-Saver awning. New shower, skylight & toilet 2019.

4. 2022-04-27
   soldstatus $119,900

   Show marketing remark (253 chars)

   Super cute, 2 bedroom, year-round cottage in the heart of LA (Linesville Area). Most furniture included. Ready to have people come have fun! Nice deck & shed. Many nice updates. 3 Lots. Sun-Saver awning. New shower, skylight & toilet 2019.

5. 2022-04-27
   soldstatus $119,900

   Show marketing remark (253 chars)

   Super cute, 2 bedroom, year-round cottage in the heart of LA (Linesville Area). Most furniture included. Ready to have people come have fun! Nice deck & shed. Many nice updates. 3 Lots. Sun-Saver awning. New shower, skylight & toilet 2019.

6. 2022-03-09
   listed $119,900 253-char remark

   Show marketing remark (253 chars)

   Super cute, 2 bedroom, year-round cottage in the heart of LA (Linesville Area). Most furniture included. Ready to have people come have fun! Nice deck & shed. Many nice updates. 3 Lots. Sun-Saver awning. New shower, skylight & toilet 2019.

7. 2022-03-09
   listed $119,900

   Show marketing remark (253 chars)

   Super cute, 2 bedroom, year-round cottage in the heart of LA (Linesville Area). Most furniture included. Ready to have people come have fun! Nice deck & shed. Many nice updates. 3 Lots. Sun-Saver awning. New shower, skylight & toilet 2019.

ⓘ 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: $1,058 · $88/mo
• Projected year-2 tax: $1,713 · $143/mo
• Expected delta: +$655/yr (+$55/mo · 61.9%)

ⓘ 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 ≥95°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: $17,509
• − Mortgage interest: −$8,397
• − Property taxes: −$1,058
• − Insurance: −$750
• − Repairs & maintenance: −$1,401
• − Management: −$1,401
• − Depreciation: −$4,361
• Taxable income: $142
• Est. tax owed @ 24.0%: −$34
• After-tax cash flow: $2,557/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: Conneaut SD
• NCES district ID: 4206590
• Math proficiency: 38% ▼ -7.00%
• Reading proficiency: 57% ▼ -7.00%
• Median HH income: $43,946
• Composite: 40.06/100
• National rank: #3813
• State rank: #241 of 539 in PA

Livability — Pymatuning North

• Score: 58/100
• State rank: #1568
• US rank: #20867

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pymatuning North, PA
• Population (ZIP): 4,328

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 (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · German/W. Germanic 3% Spanish 1%

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: ▲ 8.48%
• Current HPI: 276.8388
• 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

+25.0% since first listed

7 events — show timeline

• 2026-05-14 Pending — GEBOR
• 2026-04-23 Listed $149,900 GEBOR
• 2022-04-27 Sold (Public Records) $119,900 Public Records
• 2022-04-27 Sold (MLS) $119,900 West Penn MLS
• 2022-04-27 Sold (MLS) $119,900 GEBOR
• 2022-03-09 Listed $119,900 West Penn MLS
• 2022-03-09 Listed $119,900 GEBOR

Property tax history

+1.8%/yr

Latest (2025): $1,058 · +0.0% YoY. Source: county tax records.