357 Pineville Rd

Southwest, PA 16420

$75,000C

1 bd · None ba · 720 sqft · Built 1998 · SingleFamily · Active · 57 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $825/mo
• Mortgage (P&I): −$393
• Tax + insurance: −$125
• HOA: −$0
• Vac / Maint / Mgmt: −$173
• Net cashflow: $133/mo
• Annual: $1,598/yr
• Cap rate: 8.42%
• Cash-on-cash: 7.61%
• DSCR: 1.34
• 1% rule: 1.10%
• Cash to close: $21,000

Investor read

• This is a 1-bed/?-bath single-family listed at $75k. Condition is rated poor.
• 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).
• It's been on market 57 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• In year one you build about $3k of equity ($519 loan paydown + $2k appreciation (3.0% local appreciation)).
• 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.
• Zoned schools: Early Childhood Lc (233 students, 76% FRL); Titusville Ms (math 19% / reading 50%, grade F, #328 of 512 statewide, top 65%, 451 students, 68% FRL); Titusville Shs (math 62% / reading 75%, grade B, #53 of 437 statewide, top 13%, 573 students, 50% FRL).
• Market conditions: 3 active listings in the ZIP; 53 units permitted in Warren County in 2024 (30 in 5+ unit buildings).
• 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.

Questions for listing agent

• It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• 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.