26 King St · Eldred, PA 16731

$40,000

2 bd · 1.0 ba · 1,136 sqft · Other public records · 113 Days on market

Built 1900 0.25 ac lot $35/sqft · 58% below area ↓ 35% since listing

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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
• Appreciation +5.3/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Make this 2 bedroom 1 bath Ranch Home with cozy covered porch your home today. You can add your finishing touches to make this home your own. Buyer pays 2% transfer tax. This is a Fannie Mae HomePath property. First Time Buyers, complete the HomePath Ready Buyer homeownership course on HomePath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply.

Key facts

• Covered porch
• Ranch home
• 0.25 acre lot

Tags

• RANCH HOME
• COVERED PORCH
• OTTO ELDRED SCHOOL DISTRICT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $40k.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $36k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#1,102 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, health & safety D, amenities F.
• Otto-Eldred SD (rural): math 44% / reading 53% proficiency, ranked #220 of 539 in PA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP; 29 units permitted in McKean County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $507 of equity ($277 loan paydown + $230 appreciation (0.6% local appreciation)).
• McKean County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.6% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $20k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $36,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.51% ✓
• Cap rate: 20.39%
• Cash-on-cash: 50.36%
• DSCR: 3.24
• GRM: 3.3

CMA / ARV

• ARV (median comp): $94,479
• List price: $40,000
• Delta: -57.66%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

0.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 52.6%
• Equity multiple: 3.67×
• Total profit: $29,905
• Equity at exit: $12,778

10-year hold

• IRR: 54.5%
• Equity multiple: 7.36×
• Total profit: $71,282
• Equity at exit: $16,321

Cash invested: $11,200 (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 16731

• Home prices YoY: 0.5%
• Active inventory: 10
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,004 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$96 /mo · $1,158/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $470

Break-even live

Break-even rent $409

Max offer price $40,000

Occupancy floor 48%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $40,000 Active 113 DOM
2. 2026-06-17
   days on market $40,000 Active 112 DOM
3. 2026-06-16
   days on market $40,000 Active 111 DOM
4. 2026-06-15
   days on market $40,000 Active 110 DOM
5. 2026-06-09
   days on market $40,000 Active 106 DOM
6. 2026-06-08
   days on market $40,000 Active 105 DOM
7. 2026-06-08
   days on market $40,000 Active 104 DOM
8. 2026-06-07
   days on market $40,000 Active 103 DOM
9. 2026-06-04
   days on market $40,000 Active 100 DOM
10. 2026-06-02
    days on market $40,000 Active 99 DOM
11. 2026-06-01
    days on market $40,000 Active 98 DOM
12. 2026-05-31
    days on market $40,000 Active 97 DOM
13. 2026-05-18
    price $40,000 419-char remark

    Show marketing remark (419 chars)

    Make this 2 bedroom 1 bath Ranch Home with cozy covered porch your home today. You can add your finishing touches to make this home your own. Buyer pays 2% transfer tax. This is a Fannie Mae HomePath property. First Time Buyers, complete the HomePath Ready Buyer homeownership course on HomePath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply.

14. 2026-05-02
    price $45,000 419-char remark

    Show marketing remark (419 chars)

    Make this 2 bedroom 1 bath Ranch Home with cozy covered porch your home today. You can add your finishing touches to make this home your own. Buyer pays 2% transfer tax. This is a Fannie Mae HomePath property. First Time Buyers, complete the HomePath Ready Buyer homeownership course on HomePath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply.

15. 2026-03-29
    price $49,900 419-char remark

    Show marketing remark (419 chars)

    Make this 2 bedroom 1 bath Ranch Home with cozy covered porch your home today. You can add your finishing touches to make this home your own. Buyer pays 2% transfer tax. This is a Fannie Mae HomePath property. First Time Buyers, complete the HomePath Ready Buyer homeownership course on HomePath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply.

16. 2026-02-21
    listed $59,900 Active 419-char remark

    Show marketing remark (419 chars)

    Make this 2 bedroom 1 bath Ranch Home with cozy covered porch your home today. You can add your finishing touches to make this home your own. Buyer pays 2% transfer tax. This is a Fannie Mae HomePath property. First Time Buyers, complete the HomePath Ready Buyer homeownership course on HomePath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply.

17. 2023-08-04
    soldstatus $71,000 Closed 307-char remark

    Show marketing remark (307 chars)

    This ranch style home in the borough of Eldred has a lot of potential. It can be a full time residence, a seasonal home, a short term or a long term rental or a handyman's project. The property can be moved into immediately and lived in as is or customized to fit a buyer's wishes. Call for a showing today!

18. 2023-08-04
    soldstatus $71,000

    Show marketing remark (307 chars)

    This ranch style home in the borough of Eldred has a lot of potential. It can be a full time residence, a seasonal home, a short term or a long term rental or a handyman's project. The property can be moved into immediately and lived in as is or customized to fit a buyer's wishes. Call for a showing today!

19. 2023-06-26
    historical Active Under Contract 307-char remark

    Show marketing remark (307 chars)

    This ranch style home in the borough of Eldred has a lot of potential. It can be a full time residence, a seasonal home, a short term or a long term rental or a handyman's project. The property can be moved into immediately and lived in as is or customized to fit a buyer's wishes. Call for a showing today!

20. 2023-06-02
    listed $80,000 Active 307-char remark

    Show marketing remark (307 chars)

    This ranch style home in the borough of Eldred has a lot of potential. It can be a full time residence, a seasonal home, a short term or a long term rental or a handyman's project. The property can be moved into immediately and lived in as is or customized to fit a buyer's wishes. Call for a showing today!

21. 2021-08-20
    soldstatus $62,000

ⓘ 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: $1,158 · $96/mo
• Projected year-2 tax: $1,158 · $96/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 ≥90°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,045
• − Mortgage interest: −$2,241
• − Property taxes: −$1,158
• − Insurance: −$200
• − Repairs & maintenance: −$964
• − Management: −$964
• − Depreciation: −$1,164
• Taxable income: $5,356
• Est. tax owed @ 24.0%: −$1,285
• After-tax cash flow: $4,355/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: Otto-Eldred SD
• NCES district ID: 4218240
• Math proficiency: 44% ▼ -1.00%
• Reading proficiency: 53% ▼ -6.00%
• Median HH income: $44,398
• Composite: 40.98/100
• National rank: #3596
• State rank: #220 of 539 in PA

Livability — Eldred

• Score: 65/100
• State rank: #1102
• US rank: #12467

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eldred, PA
• Population (ZIP): 2,397

Population outlook (McKean County) Hauer SSP2

• Today (2025): 40,518 people
• By 2030: 39,290 · -3.0%
• By 2040: 36,438 · -10.1%
• By 2050: 33,556 · -17.2%
• By 2075: 27,682 · -31.7%
• By 2100: 21,726 · -46.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Slovak 3% Romanian 2% Lithuanian 2%
• Foreign-born: 1% · China
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · McKean

• 2024 margin: Solid R (+47.2) · D 26.0% · R 73.2%
• 2008→2024 swing: -29.9pp toward R · 2008: -17.3pp · 2024: -47.2pp
• All cycles: 2024: R+47.2 2020: R+46.2 2016: R+47.2 2012: R+28.2 2008: R+17.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.57%
• Current HPI: 107.4866
• 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

-35.5% since first listed

9 events — show timeline

• 2026-05-18 Price Changed $40,000 PWMLS
• 2026-05-02 Price Changed $45,000 PWMLS
• 2026-03-29 Price Changed $49,900 PWMLS
• 2026-02-21 Listed $59,900 PWMLS
• 2023-08-04 Sold (Public Records) $71,000 Public Records
• 2023-08-04 Sold (MLS) $71,000 NMPA
• 2023-06-26 Contingent — NMPA
• 2023-06-02 Listed $80,000 NMPA
• 2021-08-20 Sold (Public Records) $62,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,158 · +4.8% YoY. Source: county tax records.