357 Pineville Rd · Southwest, PA 16420

$75,000

1 bd · None ba · 720 sqft · SingleFamily · 56 Days on market

Built 1998 Poor condition 11 ac lot $104/sqft · 51% below area ↓ 32% since listing

---

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 +23.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Appreciation +5.0/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

Escape to your own private retreat near the Allegheny National Forest. Tucked away on 11 primarily wooded acres, this unique primitive camp offers a peaceful setting ideal for outdoor enthusiasts, hunters, or those seeking a quiet getaway. The open-concept “bunkhouse” style structure provides a simple, functional space to relax and unwind. The property is surrounded by nature and wildlife, with a spring water source located on-site. Please note: there is no running water, offering a true off-grid experience. Whether you’re looking for a weekend escape or a basecamp for outdoor adventures, this property delivers privacy, seclusion, and a connection to the outdoors.

Key facts

• Off-grid experience
• Spring water source
• 11 acre lot

Tags

• PRIMARILY WOODED ACRES
• OPEN-CONCEPT BUNKHOUSE
• SPRING WATER SOURCE
• OFF-GRID EXPERIENCE

Property features AI

Exterior

• Parking: Off-street parking; Total of 4 parking spaces
• Utilities: Spring water source
• Home design: 2-story; Frame construction
• Construction: Metal roof
• Exterior features: 11-acre lot; Lot dimensions approximately 79 x 179 x 1972 x 240 x 1988

Interior

• Interior features: Resale property

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath single-family listed at $75k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($825 rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Titusville Area SD (town): math 35% / reading 55% proficiency, ranked #287 of 539 in PA (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP; 53 units permitted in Warren County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $2k appreciation (3.0% local appreciation)).
• Warren County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.10% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.61%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (median comp): $154,513
• List price: $75,000
• Delta: -51.46%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 14.6%
• Equity multiple: 1.83×
• Total profit: $17,528
• Equity at exit: $33,723

10-year hold

• IRR: 16.4%
• Equity multiple: 3.41×
• Total profit: $50,541
• Equity at exit: $51,972

Cash invested: $21,000 (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 16420

• Active inventory: 3
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $825 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $133

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 79%

Sensitivity live

Price	-10% $185	-5% $159	+0% $133	+5% $107	+10% $81
Rent	-10% $68	-5% $101	+0% $133	+5% $166	+10% $198
Rate	-1.0pp $171	-0.5pp $152	base $133	+0.5pp $114	+1.0pp $94

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $75,000 Active 56 DOM
2. 2026-06-18
   days on market $75,000 Active 54 DOM
3. 2026-06-17
   days on market $75,000 Active 53 DOM
4. 2026-06-16
   days on market $75,000 Active 52 DOM
5. 2026-06-15
   days on market $75,000 Active 51 DOM
6. 2026-06-13
   days on market $75,000 Active 49 DOM
7. 2026-06-12
   pricedays on market $75,000 Active 48 DOM
8. 2026-06-09
   days on market $89,000 Active 45 DOM
9. 2026-06-08
   days on market $89,000 Active 44 DOM
10. 2026-06-08
    days on market $89,000 Active 43 DOM
11. 2026-06-07
    days on market $89,000 Active 42 DOM
12. 2026-06-04
    days on market $89,000 Active 39 DOM
13. 2026-06-02
    days on market $89,000 Active 38 DOM
14. 2026-06-01
    days on market $89,000 Active 37 DOM
15. 2026-05-31
    days on market $89,000 Active 36 DOM
16. 2026-05-06
    price $89,000 690-char remark
17. 2026-04-25
    listed $110,000 Active 690-char remark

ⓘ 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 1/10 Low 7 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,896
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$792
• − Management: −$792
• − Depreciation: −$2,182
• Taxable income: $429
• Est. tax owed @ 24.0%: −$103
• After-tax cash flow: $1,495/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.

Condition & rehab AI · 6 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including roof, exterior siding, flooring, interior walls, and landscaping. Significant improvements are needed to increase its resale and rental value.

Repairs flagged

• Major roof — Significant damage and potential leaks.
• Major exterior siding — Peeling and in need of repainting or replacement.
• Major flooring — Damaged and in need of repair or replacement.
• Major interior walls — Peeling paint and potential structural issues.
• Major landscaping — Overgrown and in need of maintenance and landscaping improvements.

Value-add opportunities

• Both roof repair — Fixing the roof will improve the home's appearance and functionality.
• Both exterior siding repair — Repainting or replacing the siding will improve the home's curb appeal and value.
• Both flooring replacement — Replacing the flooring will improve the home's functionality and appearance.
• Both interior wall repair — Repairing the interior walls will improve the home's functionality and appearance.
• Both landscaping and curb appeal — Landscaping and curb appeal improvements will enhance the home's overall appearance and value.
• Both HVAC system — Upgrading the HVAC system will improve the home's comfort and energy efficiency, increasing its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage and potential leaks.	Major	$15,000–50,000
exterior siding · Peeling and in need of repainting or replacement.	Major	$15,000–50,000
flooring · Damaged and in need of repair or replacement.	Major	$15,000–50,000
interior walls · Peeling paint and potential structural issues.	Major	$15,000–50,000
landscaping · Overgrown and in need of maintenance and landscaping improvements.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both roof repair — Fixing the roof will improve the home's appearance and functionality. ↑
• Both exterior siding repair — Repainting or replacing the siding will improve the home's curb appeal and value. ↑
• Both flooring replacement — Replacing the flooring will improve the home's functionality and appearance. ↑
• Both interior wall repair — Repairing the interior walls will improve the home's functionality and appearance. ↑
• Both landscaping and curb appeal — Landscaping and curb appeal improvements will enhance the home's overall appearance and value. ↑
• Both HVAC system — Upgrading the HVAC system will improve the home's comfort and energy efficiency, increasing its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Titusville Area SD
• NCES district ID: 4223490
• Math proficiency: 35% ▼ -9.00%
• Reading proficiency: 55% ▼ -10.00%
• Median HH income: $38,179
• Composite: 37.43/100
• National rank: #4418
• State rank: #287 of 539 in PA

Livability — Southwest

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 434

Population outlook (Warren County) Hauer SSP2

• Today (2025): 37,189 people
• By 2030: 35,269 · -5.2%
• By 2040: 31,262 · -15.9%
• By 2050: 27,468 · -26.1%
• By 2075: 20,410 · -45.1%
• By 2100: 14,755 · -60.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Romanian 3% Lithuanian 1% Italian 1%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Warren

• 2024 margin: Solid R (+39.2) · D 30.0% · R 69.2%
• 2008→2024 swing: -33.0pp toward R · 2008: -6.2pp · 2024: -39.2pp
• All cycles: 2024: R+39.2 2020: R+39.6 2016: R+40.9 2012: R+16.1 2008: R+6.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-31.8% since first listed

3 events — show timeline

• 2026-06-11 Price Changed $75,000 West Penn MLS
• 2026-05-06 Price Changed $89,000 West Penn MLS
• 2026-04-25 Listed $110,000 West Penn MLS