21579 Auburn Ave · Meadville, PA 16335

$165,000

4 bd · 1.0 ba · 1,152 sqft · SingleFamily · 3 Days on market

Built 1972 0.39 ac lot $143/sqft · 7% below area Est $176k · 7% under

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Why this score? — see what drove the D 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 +11.4/30.0
• ARV discount +10.4/15.0
• Livability +4.2/5.0
• DSCR +3.3/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3-4 bedroom home w/ master bedroom & full bath on the main level. West Mead Township home in Autumn Hills close to Tamarack Lake. Second bedroom on the first floor converted to laundry room & could easily be converted back to a bedroom. Updated kitchen adjacent to open dining & living room area w/ ventless fireplace. Dining area opens up to large covered rear deck. Paved driveway & integral garage. Storage shed off driveway. Lots of paved parking area. New carpet throughout.

Key facts

• Covered deck
• Eat in kitchen
• Landscaped yard

Tags

• 1ST FLOOR PRIMARY BEDROOM
• EAT IN KITCHEN
• COVERED DECK
• LANDSCAPED YARD
• FINISHED LOWER LEVEL
• PATIO

Property features AI

Exterior

• Parking: Attached garage (1 car); Paved parking
• Utilities: Well water; Public sewer; Cable available
• Home design: Single-family residence; One and one-half stories; Vinyl siding; Asphalt roof
• Construction: Vinyl siding construction
• Exterior features: Deck, patio and porch; Shed(s)

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; No central air
• Interior features: Window coverings and drapes; Finished basement with exterior entry; Storage space

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-57 ($-684/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (26.1% below list).
• Recommended offer: $122k (26.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.9% in Meadville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 85/100 on livability (#72 in PA, #502 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime C-, employment F.
• Crawford Central SD (town): math 28% / reading 51% proficiency, ranked #367 of 539 in PA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 133 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y ago 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.

Recommended offer $121,950 (26.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.74% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.48%
• DSCR: 0.93
• GRM: 11.3

CMA / ARV

• ARV (median comp): $176,500
• List price: $165,000
• Delta: -6.52%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21579 Auburn Ave	0.00mi	4/1.0	1,152 (0%)	0mo	$165,000	$143	100
10883 Heather Dr	0.32mi	3/2.0 (-1)	1,138 (-1%)	4mo	$188,000	$165	70
21667 Golden Dr	0.11mi	3/2.0 (-1)	1,300 (+13%)	3mo	$178,000	$137	62

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: -18.8%
• Equity multiple: 0.34×
• Total profit: $-30,423
• Equity at exit: $24,602

10-year hold

• IRR: -11.3%
• Equity multiple: 0.32×
• Total profit: $-31,391
• Equity at exit: $14,266

Cash invested: $46,200 (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 16335

• Home prices YoY: -9.0%
• Active inventory: 133
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,220 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$86 /mo · $1,037/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $-57

Break-even live

Break-even rent $1,292

Max offer price $154,930

Occupancy floor 100%

Sensitivity live

Price	-10% $36	-5% $-10	+0% $-57	+5% $-104	+10% $-150
Rent	-10% $-153	-5% $-105	+0% $-57	+5% $-9	+10% $39
Rate	-1.0pp $26	-0.5pp $-15	base $-57	+0.5pp $-100	+1.0pp $-143

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-10
   status Pending 330-char remark
2. 2026-05-06
   listed $165,000 Active 330-char remark
3. 2022-02-23
   soldstatus $131,000
4. 2022-02-22
   soldstatus $131,000 503-char remark

   Show marketing remark (503 chars)

   3-4 bedroom home w/ master bedroom & full bath on the main level. West Mead Township home in Autumn Hills close to Tamarack Lake. Second bedroom on the first floor converted to laundry room & could easily be converted back to a bedroom. Updated kitchen adjacent to open dining & living room area w/ ventless fireplace. Dining area opens up to large covered rear deck. Paved driveway & integral garage. Storage shed off driveway. Lots of paved parking area. New carpet throughout.

5. 2022-01-12
   listed $129,900 503-char remark

   Show marketing remark (503 chars)

   3-4 bedroom home w/ master bedroom & full bath on the main level. West Mead Township home in Autumn Hills close to Tamarack Lake. Second bedroom on the first floor converted to laundry room & could easily be converted back to a bedroom. Updated kitchen adjacent to open dining & living room area w/ ventless fireplace. Dining area opens up to large covered rear deck. Paved driveway & integral garage. Storage shed off driveway. Lots of paved parking area. New carpet throughout.

6. 2016-01-28
   soldstatus $97,000

   Show marketing remark (375 chars)

   Cape Cod in excellent, move-in condition. Ideal starter or retirement home. Main level bedroom & bath, updated kitchen, newer windows, fabulous 15x16 rear deck w/ fan, deep yard for privacy & play or add a 2 car garage. Lower level family room could be bedroom. Integral garage could be easily converted to living space. Storage shed. Great edge of town location.

7. 2016-01-28
   soldstatus $97,000

   Show marketing remark (375 chars)

   Cape Cod in excellent, move-in condition. Ideal starter or retirement home. Main level bedroom & bath, updated kitchen, newer windows, fabulous 15x16 rear deck w/ fan, deep yard for privacy & play or add a 2 car garage. Lower level family room could be bedroom. Integral garage could be easily converted to living space. Storage shed. Great edge of town location.

8. 2016-01-28
   soldstatus $97,000

   Show marketing remark (375 chars)

   Cape Cod in excellent, move-in condition. Ideal starter or retirement home. Main level bedroom & bath, updated kitchen, newer windows, fabulous 15x16 rear deck w/ fan, deep yard for privacy & play or add a 2 car garage. Lower level family room could be bedroom. Integral garage could be easily converted to living space. Storage shed. Great edge of town location.

9. 2015-10-03
   listed $99,800

ⓘ 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: $1,037 · $86/mo
• Projected year-2 tax: $1,822 · $152/mo
• Expected delta: +$785/yr (+$65/mo · 75.8%)

ⓘ 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 1/10 Low 7 d/yr ≥92°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: $14,634
• − Mortgage interest: −$9,243
• − Property taxes: −$1,037
• − Insurance: −$825
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − Depreciation: −$4,800
• Taxable loss: −$3,612
• Est. tax savings @ 24.0%: +$867
• After-tax cash flow: $183/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: Crawford Central SD
• NCES district ID: 4207080
• Math proficiency: 28% ▼ -11.00%
• Reading proficiency: 51% ▼ -9.00%
• Median HH income: $41,837
• Composite: 33.21/100
• National rank: #5530
• State rank: #367 of 539 in PA

Livability — Meadville

• Score: 85/100
• State rank: #72
• US rank: #502

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Crawford County · 27,175 people
• City population: 27,175
• Metro: Meadville, PA
• Population (ZIP): 27,175
• Household income: $57,591
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 953.0

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Black 3% Hispanic / Latino 1%
• Common ancestry: Romanian 3% Lithuanian 2% Serbian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 1%

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: ▼ -26.80%
• Current HPI: 272.4095
• Rent YoY: —
• Metro: Meadville, PA
• 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

+65.3% since first listed

11 events — show timeline

• 2026-06-12 Delisted — GEBOR
• 2026-06-11 Sold (MLS) $165,000 GEBOR
• 2026-05-10 Pending — GEBOR
• 2026-05-06 Listed $165,000 GEBOR
• 2022-02-23 Sold (Public Records) $131,000 Public Records
• 2022-02-22 Sold (MLS) $131,000 GEBOR
• 2022-01-12 Listed $129,900 GEBOR
• 2016-01-28 Sold (Public Records) $97,000 Public Records
• 2016-01-28 Sold (MLS) $97,000 GEBOR
• 2016-01-28 Sold (MLS) $97,000 AVBREALTORS
• 2015-10-03 Listed $99,800 GEBOR

Property tax history

-6.2%/yr

Latest (2025): $1,037 · -3.0% YoY. Source: county tax records.