70 East St · North East, PA 16428

$79,900

4 bd · 2.0 ba · 1,880 sqft · SingleFamily public records · 51 Days on market

Built 1900 8,551 sqft lot $42/sqft · 60% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the desirable North East area, this 4-bedroom, 2-bath home is packed with potential and ready for the right buyer to bring it back to life! With generous space throughout, some TLC could unlock significant equity, making this a potentially valuable investment opportunity. Featuring a private driveway for convenient off-street parking and a fully fenced backyard perfect for entertaining, pets, or added rental appeal, this property offers the layout and features investors are looking for. Whether you're planning your next flip or adding a strong rental to your portfolio, this home is full of possibilities. Being sold as-is; cash or rehab loan, or * SELLER IS WILLING TO FINANCE TO

Key facts

• Private driveway
• 8,551 sq ft lot
• 2 parking spots

Tags

• PRIVATE DRIVEWAY
• FULLY FENCED BACKYARD

Property features AI

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels / 2 stories; Residential property in R-B zoning; Fixer condition
• Construction: Aluminum siding; Composition roof
• Exterior features: Fenced lot; Paved road access

Interior

• Flooring: Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Space heater (heating present)
• Interior features: Has basement with partial, dirt-floor area; Other flooring

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $591 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.2% vs local median 3.3% in North East — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 88/100 on livability (#42 in PA, #233 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+.
• North East SD (town): math 47% / reading 69% proficiency, ranked #88 of 539 in PA (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 61 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 364 units permitted in Erie County in 2024 (188 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Erie County population projected at -14% 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,503 (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. Built in 1900 — 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 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?
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: 2.07% ✓
• Cap rate: 15.16%
• Cash-on-cash: 31.69%
• DSCR: 2.41
• GRM: 4.0

CMA / ARV

• ARV (median comp): $199,512
• List price: $79,900
• Delta: -59.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Grahamville St	0.42mi	3/2.0 (-1)	1,886 (+0%)	1mo	$260,000	$138	74
21 Poplar St	0.17mi	3/2.0 (-1)	1,952 (+4%)	11mo	$202,000	$103	72
23 S Washington St	0.05mi	4/2.0	1,728 (-8%)	20mo	$190,000	$110	68
74 Smedley St	0.47mi	4/2.0	1,939 (+3%)	7mo	$320,000	$165	67
64 Orchard Beach Rd	0.36mi	4/2.0	1,764 (-6%)	17mo	$207,500	$118	59
9 E Division St	0.30mi	3/2.0 (-1)	2,036 (+8%)	10mo	$225,000	$111	59
11161 Maple Dr	0.54mi	3/2.5 (-1)	1,844 (-2%)	10mo	$280,000	$152	56
14 Grant St	0.31mi	5/3.0 (+1)	1,639 (-13%)	3mo	$100,000	$61	53
44 Wellington St	0.72mi	3/1.5 (-1)	1,921 (+2%)	7mo	$240,000	$125	50
11169 Maple Dr	0.60mi	4/2.0	1,615 (-14%)	3mo	$301,000	$186	46
35 Robinson St	0.57mi	3/2.0 (-1)	1,644 (-13%)	13mo	$230,000	$140	36
4205 S Washington St	0.73mi	3/2.0 (-1)	1,608 (-14%)	19mo	$199,000	$124	21

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: 26.7%
• Equity multiple: 2.11×
• Total profit: $24,799
• Equity at exit: $11,913

10-year hold

• IRR: 34.3%
• Equity multiple: 4.15×
• Total profit: $70,542
• Equity at exit: $6,908

Cash invested: $22,372 (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 16428

• Home prices YoY: -26.0%
• Active inventory: 61
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$260 /mo · $3,126/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $591

Break-even live

Break-even rent $902

Max offer price $79,900

Occupancy floor 59%

Sensitivity live

Price	-10% $636	-5% $613	+0% $591	+5% $568	+10% $545
Rent	-10% $460	-5% $526	+0% $591	+5% $656	+10% $721
Rate	-1.0pp $631	-0.5pp $611	base $591	+0.5pp $570	+1.0pp $549

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2007 N Pearl St North East, PA	1.0–3.0	1.0–1.5	1125	$1,650	$1.47	45d	2	0.51mi

Listing history 19 events

1. 2026-06-21
   days on market $79,900 Active 51 DOM
2. 2026-06-21
   days on market $79,900 Active 50 DOM
3. 2026-06-18
   days on market $79,900 Active 48 DOM
4. 2026-06-17
   days on market $79,900 Active 47 DOM
5. 2026-06-16
   days on market $79,900 Active 46 DOM
6. 2026-06-15
   days on market $79,900 Active 45 DOM
7. 2026-06-13
   days on market $79,900 Active 43 DOM
8. 2026-06-12
   days on market $79,900 Active 42 DOM
9. 2026-06-09
   days on market $79,900 Active 39 DOM
10. 2026-06-08
    days on market $79,900 Active 38 DOM
11. 2026-06-08
    days on market $79,900 Active 37 DOM
12. 2026-06-07
    days on market $79,900 Active 36 DOM
13. 2026-06-04
    days on market $79,900 Active 33 DOM
14. 2026-06-02
    days on market $79,900 Active 32 DOM
15. 2026-06-01
    days on market $79,900 Active 31 DOM
16. 2026-05-31
    days on market $79,900 Active 30 DOM
17. 2026-05-01
    listed $79,900 Active 785-char remark
18. 2026-03-04
    price $69,900
19. 2026-02-13
    listed $79,900 Active

ⓘ 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: $3,126 · $260/mo
• Projected year-2 tax: $3,126 · $260/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 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,800
• − Mortgage interest: −$4,476
• − Property taxes: −$3,126
• − Insurance: −$400
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$2,324
• Taxable income: $6,307
• Est. tax owed @ 24.0%: −$1,514
• After-tax cash flow: $5,575/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: North East SD
• NCES district ID: 4217160
• Math proficiency: 47% ▼ -15.00%
• Reading proficiency: 69% ▼ -8.00%
• Median HH income: $48,844
• Composite: 49.22/100
• National rank: #2037
• State rank: #88 of 539 in PA

Livability — North East

• Score: 88/100
• State rank: #42
• US rank: #233

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North East, PA
• Population (ZIP): 12,508

Population outlook (Erie County) Hauer SSP2

• Today (2025): 272,159 people
• By 2030: 266,299 · -2.2%
• By 2040: 250,987 · -7.8%
• By 2050: 234,925 · -13.7%
• By 2075: 199,164 · -26.8%
• By 2100: 162,985 · -40.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Romanian 13% Lithuanian 2% Italian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Arabic 1% Spanish 1%

Political lean MEDSL · Erie

• 2024 margin: Toss-up / Even · D 49.0% · R 50.0%
• 2008→2024 swing: -20.9pp toward R · 2008: 19.9pp · 2024: -1.0pp
• All cycles: 2024: R+1.0 2020: D+1.0 2016: R+2.0 2012: D+16.9 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.46%
• Current HPI: 257.9847
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-01 Listed $79,900 GEBOR
• 2026-03-04 Price Changed $69,900 GEBOR
• 2026-02-13 Listed $79,900 GEBOR

Property tax history

+1.9%/yr

Latest (2026): $3,126 · +2.9% YoY. Source: county tax records.