123 Fullerton Ave · Cambridge Springs, PA 16403

$75,000

4 bd · 1.0 ba · 1,480 sqft · SingleFamily · 31 Days on market

Built 1979 $51/sqft · 44% below area Est $134k · 44% under

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Home Sweet Home. You Won't Appreciate All The Space & Unique Charm Until You Enter. Enc Front Sunroom Could Easily Be Converted To Living Space. Loft Mbr W/ New Balcony. Main Level Laundry With W/ D Inc. Cathedral Metal Ceiling W/ 2 Skylights. Newly Updated Kitchen W/ Appliances. Like New Lower Level W/ 3 Brs. Fenced Yard. Warranty.

Key facts

• Garage
• Built 1979
• Listed 31 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#723 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Penncrest SD (rural): math 31% / reading 50% proficiency, ranked #348 of 539 in PA (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cambridge Springs El Sch (math 29% / reading 54%, grade F, #927 of 1,518 statewide, top 61%, 392 students, 59% FRL); Cambridge Springs Jshs (math 27% / reading 42%, grade F, #313 of 437 statewide, top 72%, 368 students, 47% FRL) — zoned schools average 53% FRL vs 35% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 18 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 $8k of equity ($519 loan paydown + $8k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $50k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.

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

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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. 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.
7. 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.
8. 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: 1.71% ✓
• Cap rate: 12.43%
• Cash-on-cash: 21.91%
• DSCR: 1.97
• GRM: 4.9

CMA / ARV

• ARV (median comp): $134,434
• List price: $75,000
• Delta: -44.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
336 Thomas St	0.26mi	3/1.0 (-1)	1,450 (-2%)	6mo	$132,000	$91	74
207 Beach Ave	0.12mi	4/2.5	1,600 (+8%)	12mo	$125,000	$78	65
128 Elizabeth St	0.17mi	3/2.0 (-1)	1,593 (+8%)	12mo	$50,000	$31	61
543 S Main St	0.18mi	3/2.0 (-1)	1,680 (+14%)	1mo	$220,000	$131	60
400 Thomas St	0.25mi	3/1.5 (-1)	1,328 (-10%)	6mo	$132,000	$99	59
442 Venango Ave	0.32mi	3/1.5 (-1)	1,680 (+14%)	2mo	$150,000	$89	54
143 Center St	0.38mi	3/1.0 (-1)	1,281 (-13%)	3mo	$219,900	$172	52
130 Brink Dr	0.57mi	4/2.0	1,436 (-3%)	24mo	$179,000	$125	45
208 Mcclellan St	0.54mi	3/2.0 (-1)	1,400 (-5%)	19mo	$176,000	$126	41
23162 Center St Ext	0.38mi	3/2.0 (-1)	1,654 (+12%)	22mo	$165,000	$100	35

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.7%
• Equity multiple: 4.11×
• Total profit: $65,351
• Equity at exit: $67,566

10-year hold

• IRR: 35.1%
• Equity multiple: 9.26×
• Total profit: $173,419
• Equity at exit: $145,709

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 16403

• Home prices YoY: 9.5%
• Active inventory: 18
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,281 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$204 /mo · $2,447/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $383

Break-even live

Break-even rent $796

Max offer price $75,000

Occupancy floor 65%

Sensitivity live

Price	-10% $426	-5% $405	+0% $383	+5% $362	+10% $341
Rent	-10% $282	-5% $333	+0% $383	+5% $434	+10% $485
Rate	-1.0pp $421	-0.5pp $402	base $383	+0.5pp $364	+1.0pp $344

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 11 events

1. 2026-06-21
   days on market $75,000 Active 31 DOM
2. 2026-06-19
   days on market $75,000 Active 29 DOM
3. 2026-06-18
   days on market $75,000 Active 28 DOM
4. 2026-06-17
   days on market $75,000 Active 27 DOM
5. 2026-06-16
   days on market $75,000 Active 26 DOM
6. 2026-06-15
   pricestatusdays on market $75,000 Active 25 DOM
7. 2026-04-13
   listed $125,000 Active
8. 2024-05-03
   soldstatus $79,000
9. 2013-12-13
   soldstatus $82,500 340-char remark

   Show marketing remark (340 chars)

   Home Sweet Home. You Won't Appreciate All The Space & Unique Charm Until You Enter. Enc Front Sunroom Could Easily Be Converted To Living Space. Loft Mbr W/ New Balcony. Main Level Laundry With W/ D Inc. Cathedral Metal Ceiling W/ 2 Skylights. Newly Updated Kitchen W/ Appliances. Like New Lower Level W/ 3 Brs. Fenced Yard. Warranty.

10. 2013-12-13
    soldstatus $82,500

    Show marketing remark (340 chars)

    Home Sweet Home. You Won't Appreciate All The Space & Unique Charm Until You Enter. Enc Front Sunroom Could Easily Be Converted To Living Space. Loft Mbr W/ New Balcony. Main Level Laundry With W/ D Inc. Cathedral Metal Ceiling W/ 2 Skylights. Newly Updated Kitchen W/ Appliances. Like New Lower Level W/ 3 Brs. Fenced Yard. Warranty.

11. 2013-04-17
    listed $89,900 340-char remark

    Show marketing remark (340 chars)

    Home Sweet Home. You Won't Appreciate All The Space & Unique Charm Until You Enter. Enc Front Sunroom Could Easily Be Converted To Living Space. Loft Mbr W/ New Balcony. Main Level Laundry With W/ D Inc. Cathedral Metal Ceiling W/ 2 Skylights. Newly Updated Kitchen W/ Appliances. Like New Lower Level W/ 3 Brs. Fenced Yard. Warranty.

ⓘ 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: $2,447 · $204/mo
• Projected year-2 tax: $2,447 · $204/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥92°F today · 18 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: $15,370
• − Mortgage interest: −$4,201
• − Property taxes: −$2,447
• − Insurance: −$375
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − Depreciation: −$2,182
• Taxable income: $3,706
• Est. tax owed @ 24.0%: −$889
• After-tax cash flow: $3,711/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: Penncrest SD
• NCES district ID: 4218740
• Math proficiency: 31% ▼ -10.00%
• Reading proficiency: 50% ▼ -8.00%
• Median HH income: $47,927
• Composite: 34.64/100
• National rank: #5146
• State rank: #348 of 539 in PA

Livability — Cambridge Springs

• Score: 71/100
• State rank: #723
• US rank: #7172

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cambridge Springs, PA
• Population (ZIP): 6,979

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Two or more races 3% Black 2%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 2%

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: ▲ 23.59%
• Current HPI: 272.7593
• 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

+39.0% since first listed

5 events — show timeline

• 2026-04-13 Listed $125,000 GEBOR
• 2024-05-03 Sold (Public Records) $79,000 Public Records
• 2013-12-13 Sold (MLS) $82,500 AVBREALTORS
• 2013-12-13 Sold (MLS) $82,500 GEBOR
• 2013-04-17 Listed $89,900 GEBOR

Property tax history

+1.4%/yr

Latest (2025): $2,447 · +4.4% YoY. Source: county tax records.