803 7th St · Marianna, PA 15345

$16,900

2 bd · 1.0 ba · 1,024 sqft · SingleFamily · 213 Days on market

Built 1910 6,098 sqft lot $17/sqft · 70% below area ↓ 20% since listing

---

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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +4.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Sold As Is. Needs TLC

Key facts

• 6,098 sq ft lot
• Built 1910
• Listed 213 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $17k.

Deal economics

• At list price, monthly cash flow is $719 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $17k).
• Recommended offer: $15k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,474 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime D+, schools F.
• Bethlehem-Center SD (rural): math 18% / reading 39% proficiency, ranked #448 of 539 in PA (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 9 active listings in the ZIP; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $8 of equity ($117 loan paydown + $-109 appreciation (-0.7% local appreciation)).
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.7% appreciation + 3.0% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 213 days — a 12% lower offer ($15k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $14,872 (12.0% below list)

Questions for the listing agent

1. It's been on market 213 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 1910 — 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. 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
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: 6.26% ✓
• Cap rate: 57.36%
• Cash-on-cash: 182.37%
• DSCR: 9.11
• GRM: 1.3

CMA / ARV

• ARV (median comp): $55,539
• List price: $16,900
• Delta: -69.57%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
405 3rd St	0.21mi	3/1.0 (+1)	1,116 (+9%)	10mo	$8,500	$8	62

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

Projected returns pro-forma

-0.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.47×
• Total profit: $44,817
• Equity at exit: $4,368

10-year hold

• IRR: —
• Equity multiple: 22.08×
• Total profit: $99,730
• Equity at exit: $4,838

Cash invested: $4,732 (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 15345

• Home prices YoY: -0.6%
• Active inventory: 9
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $1,058 medium
• Mortgage (P&I): −$89
• Tax est. 1.5%: −$21 /mo · $254/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $719

Break-even live

Break-even rent $148

Max offer price $16,900

Occupancy floor 27%

Sensitivity live

Price	-10% $731	-5% $725	+0% $719	+5% $713	+10% $707
Rent	-10% $636	-5% $677	+0% $719	+5% $761	+10% $803
Rate	-1.0pp $728	-0.5pp $723	base $719	+0.5pp $715	+1.0pp $710

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: $4,225
• Closing costs: $507
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $16,900 Active 213 DOM
2. 2026-06-17
   days on market $16,900 Active 212 DOM
3. 2026-06-16
   days on market $16,900 Active 211 DOM
4. 2026-06-15
   days on market $16,900 Active 210 DOM
5. 2026-06-13
   days on market $16,900 Active 208 DOM
6. 2026-06-09
   days on market $16,900 Active 204 DOM
7. 2026-06-08
   days on market $16,900 Active 203 DOM
8. 2026-06-07
   days on market $16,900 Active 202 DOM
9. 2026-06-03
   days on market $16,900 Active 198 DOM
10. 2026-06-02
    days on market $16,900 Active 197 DOM
11. 2026-06-01
    days on market $16,900 Active 196 DOM
12. 2026-05-31
    days on market $16,900 Active 195 DOM
13. 2026-03-12
    price $16,900 21-char remark

    Show marketing remark (21 chars)

    Sold As Is. Needs TLC

14. 2026-02-13
    price $18,900 21-char remark

    Show marketing remark (21 chars)

    Sold As Is. Needs TLC

15. 2025-11-17
    listed $21,000 Active 21-char remark

    Show marketing remark (21 chars)

    Sold As Is. Needs TLC

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,698
• − Mortgage interest: −$947
• − Property taxes: −$254
• − Insurance: −$84
• − Repairs & maintenance: −$1,016
• − Management: −$1,016
• − Depreciation: −$492
• Taxable income: $8,890
• Est. tax owed @ 24.0%: −$2,134
• After-tax cash flow: $6,496/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: Bethlehem-Center SD
• NCES district ID: 4203600
• Math proficiency: 18% ▼ -14.00%
• Reading proficiency: 39% ▼ -15.00%
• Median HH income: $49,354
• Composite: 24.81/100
• National rank: #7596
• State rank: #448 of 539 in PA

Livability — Marianna

• Score: 60/100
• State rank: #1474
• US rank: #19015

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marianna, PA
• City population: 1,540
• Population (ZIP): 1,540

Population outlook (Washington County) Hauer SSP2

• Today (2025): 208,060 people
• By 2030: 207,168 · -0.4%
• By 2040: 202,738 · -2.6%
• By 2050: 195,269 · -6.1%
• By 2075: 175,588 · -15.6%
• By 2100: 145,827 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 8% Hispanic / Latino 5% Black 2%
• Common ancestry: Serbian 4% Romanian 3% Scotch-Irish 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+25.5) · D 36.9% · R 62.4%
• 2008→2024 swing: -20.8pp toward R · 2008: -4.7pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+22.8 2016: R+25.3 2012: R+13.3 2008: R+4.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.65%
• Current HPI: 110.0185
• 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

-19.5% since first listed

3 events — show timeline

• 2026-03-12 Price Changed $16,900 West Penn MLS
• 2026-02-13 Price Changed $18,900 West Penn MLS
• 2025-11-17 Listed $21,000 West Penn MLS