505 N First St · Titusville, PA 16354

$85,000

3 bd · 2.0 ba · 1,792 sqft · SingleFamily · 51 Days on market

4,792 sqft lot $47/sqft · at area comps Est $87k · at est.

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Why this score? — see what drove the B 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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +8.6/15.0
• Livability +4.2/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here is a comfortable 3 bedroom 2 full bath home with off street parking located across from Robert’s Grove Park. This house also features a large living room, dining room and a spacious kitchen with oak cabinets. The basement is dry and has solid structural integrity. A storage shed behind the house adds value along with a sizable back yard. If someone is looking for a starter home, this would be a great opportunity. Schedule a showing today.

Key facts

• Oak cabinets
• Off street parking
• Spacious kitchen

Tags

• OFF STREET PARKING
• LARGE LIVING ROOM
• DINING ROOM
• SPACIOUS KITCHEN
• OAK CABINETS
• DRY BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 84/100 on livability (#104 in PA, #777 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, health & safety A+; Watch: amenities F, employment F.
• 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: 32 active listings in the ZIP; 83 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Crawford County population projected at -22% 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 $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $24k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $37k; list at $85k implies a 130% gain — meaningful room to come down on a strong offer.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.36% ✓
• Cap rate: 10.87%
• Cash-on-cash: 16.36%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

• ARV (median comp): $87,199
• List price: $85,000
• Delta: -2.52%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
518 West Spruce St	0.10mi	3/1.5	1,668 (-7%)	16mo	$87,000	$52	68
412 W Spruce St	0.10mi	4/1.5 (+1)	1,954 (+9%)	10mo	$139,900	$72	65
517 West Park Ave	0.28mi	2/1.0 (-1)	1,740 (-3%)	11mo	$101,600	$58	64
113 Union St	0.34mi	3/2.5	1,644 (-8%)	6mo	$107,000	$65	63
515 W Spruce St	0.12mi	3/1.0	1,986 (+11%)	18mo	$16,500	$8	57
324 North Martin St	0.50mi	3/2.0	1,896 (+6%)	14mo	$127,000	$67	55
209 Union St	0.26mi	3/1.5	2,050 (+14%)	9mo	$152,000	$74	54
522 W Park Ave	0.33mi	3/2.5	1,589 (-11%)	12mo	$150,000	$94	54
617 West Spruce St	0.20mi	2/1.5 (-1)	1,536 (-14%)	21mo	$105,000	$68	42
422 North Franklin St	0.40mi	2/2.0 (-1)	1,980 (+10%)	21mo	$49,000	$25	41
218 Brook St	0.52mi	4/2.0 (+1)	1,568 (-12%)	14mo	$130,000	$83	38
430 North Drake St	0.59mi	3/2.5	1,560 (-13%)	20mo	$68,000	$44	32

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

Projected returns pro-forma

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

5-year hold

• IRR: 7.4%
• Equity multiple: 1.29×
• Total profit: $6,906
• Equity at exit: $12,674

10-year hold

• IRR: 16.7%
• Equity multiple: 2.37×
• Total profit: $32,694
• Equity at exit: $7,349

Cash invested: $23,800 (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 16354

• Home prices YoY: -5.3%
• Active inventory: 32
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,157 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$108 /mo · $1,302/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $324

Break-even live

Break-even rent $746

Max offer price $85,000

Occupancy floor 67%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-17
   status $85,000 Pending 51 DOM
2. 2026-06-17
   days on market $85,000 Active 51 DOM
3. 2026-06-16
   days on market $85,000 Active 50 DOM
4. 2026-06-15
   days on market $85,000 Active 49 DOM
5. 2026-06-13
   days on market $85,000 Active 47 DOM
6. 2026-06-12
   days on market $85,000 Active 46 DOM
7. 2026-06-09
   days on market $85,000 Active 43 DOM
8. 2026-06-09
   status $85,000 Active 42 DOM
9. 2026-06-03
   status $85,000 Pending 42 DOM
10. 2026-06-02
    days on market $85,000 Active 42 DOM
11. 2026-06-01
    days on market $85,000 Active 41 DOM
12. 2026-05-31
    days on market $85,000 Active 40 DOM
13. 2026-05-08
    price $95,000 453-char remark

    Show marketing remark (447 chars)

    Here is a comfortable 3 bedroom 2 full bath home with off street parking located across from Robert's Grove Park. This house also features a large living room, dining room and a spacious kitchen with oak cabinets. The basement is dry and has solid structural integrity. A storage shed behind the house adds value along with a sizable back yard. If someone is looking for a starter home, this would be a great opportunity. Schedule a showing today.

14. 2026-05-08
    price $95,000 447-char remark

    Show marketing remark (447 chars)

    Here is a comfortable 3 bedroom 2 full bath home with off street parking located across from Robert's Grove Park. This house also features a large living room, dining room and a spacious kitchen with oak cabinets. The basement is dry and has solid structural integrity. A storage shed behind the house adds value along with a sizable back yard. If someone is looking for a starter home, this would be a great opportunity. Schedule a showing today.

15. 2026-04-21
    listed $108,500 Active 453-char remark

    Show marketing remark (447 chars)

    Here is a comfortable 3 bedroom 2 full bath home with off street parking located across from Robert's Grove Park. This house also features a large living room, dining room and a spacious kitchen with oak cabinets. The basement is dry and has solid structural integrity. A storage shed behind the house adds value along with a sizable back yard. If someone is looking for a starter home, this would be a great opportunity. Schedule a showing today.

16. 2026-04-21
    listed $108,500 Active 447-char remark

    Show marketing remark (447 chars)

    Here is a comfortable 3 bedroom 2 full bath home with off street parking located across from Robert's Grove Park. This house also features a large living room, dining room and a spacious kitchen with oak cabinets. The basement is dry and has solid structural integrity. A storage shed behind the house adds value along with a sizable back yard. If someone is looking for a starter home, this would be a great opportunity. Schedule a showing today.

17. 2014-06-11
    soldstatus $37,000

ⓘ 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: $1,302 · $108/mo
• Projected year-2 tax: $1,322 · $110/mo
• Expected delta: +$21/yr (+$2/mo · 1.6%)

ⓘ 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 8 d/yr ≥92°F today · 19 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: $13,884
• − Mortgage interest: −$4,761
• − Property taxes: −$1,302
• − Insurance: −$425
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$2,473
• Taxable income: $2,702
• Est. tax owed @ 24.0%: −$648
• After-tax cash flow: $3,244/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: 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 — Titusville

• Score: 84/100
• State rank: #104
• US rank: #777

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Titusville, PA
• Population (ZIP): 10,120

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 2%
• Common ancestry: Romanian 5% Serbian 3% Iranian 3%
• Foreign-born: 1% · South Korea

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: ▼ -12.41%
• Current HPI: 221.8311
• 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

+156.8% since first listed

5 events — show timeline

• 2026-05-08 Price Changed $95,000 GEBOR
• 2026-05-08 Price Changed $95,000 AVBREALTORS
• 2026-04-21 Listed $108,500 AVBREALTORS
• 2026-04-21 Listed $108,500 GEBOR
• 2014-06-11 Sold (MLS) $37,000 AVBREALTORS

Property tax history

+0.2%/yr

Latest (2025): $1,302 · +2.7% YoY. Source: county tax records.