10690 Glenn Blvd · Conneaut Lakeshore, PA 16316

$59,900

3 bd · 2.0 ba · 780 sqft · SingleFamily · 12 Days on market

Built 1920 4,792 sqft lot $77/sqft · 20% below area Est $75k · 20% under ↓ 17% since listing

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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
• Schools +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Classic Conneaut Lake charm can be found at Idora Cottage just outside Conneaut Lake Park. Featuring three bedrooms and two bathrooms on a spacious lot, this home will feed your nostalgia with timeless cottage features. Wake up or wind down in the evening with your favorite beverage on the screened in front porch under a hemlock grove. Hotel Conneaut and the tiki bar are just a short jaunt away as are several other local establishments and the public boat launch. If you're looking for a charming cottage in a peaceful setting but still close to amenities and recreational opportunities, Idora Cottage is waiting for you!

Key facts

• Public boat launch
• 4,792 sq ft lot
• Built 1920

Tags

• SCREENED IN FRONT PORCH
• PUBLIC BOAT LAUNCH
• RECREATIONAL OPPORTUNITIES

Property features AI

Exterior

• Utilities: Private water; Public sewer
• Home design: Single-family residence; One and one-half stories
• Construction: Asphalt roof
• Exterior features: Shed(s)

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Flooring: Hardwood; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Space heater
• Interior features: Partial, unfinished basement; 9 total rooms; Storage
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $411 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 14.5% vs local median 2.5% in Conneaut Lakeshore — 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 67/100 on livability (#932 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, health & safety D, amenities F.
• Conneaut SD (rural): math 38% / reading 57% proficiency, ranked #241 of 539 in PA (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 65 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 $6k of equity ($414 loan paydown + $6k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $50k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,900

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.69% ✓
• Cap rate: 14.54%
• Cash-on-cash: 29.44%
• DSCR: 2.31
• GRM: 4.9

CMA / ARV

• ARV (median comp): $74,581
• List price: $59,900
• Delta: -19.68%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10690 Glenn Blvd	0.00mi	3/2.0	780 (0%)	0mo	$50,000	$64	100
12213 Mantor St	0.12mi	2/1.0 (-1)	736 (-6%)	10mo	$80,000	$109	68
10862 Utley Ave	0.18mi	3/1.0	881 (+13%)	15mo	$90,000	$102	54

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: 46.6%
• Equity multiple: 4.51×
• Total profit: $58,829
• Equity at exit: $53,963

10-year hold

• IRR: 40.5%
• Equity multiple: 10.10×
• Total profit: $152,634
• Equity at exit: $116,373

Cash invested: $16,772 (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 16316

• Home prices YoY: 21.5%
• Active inventory: 65
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,013 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$50 /mo · $595/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $411

Break-even live

Break-even rent $492

Max offer price $59,900

Occupancy floor 54%

Sensitivity live

Price	-10% $445	-5% $428	+0% $411	+5% $395	+10% $378
Rent	-10% $331	-5% $371	+0% $411	+5% $451	+10% $491
Rate	-1.0pp $442	-0.5pp $427	base $411	+0.5pp $396	+1.0pp $380

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-15
   listed $59,900 Active 625-char remark

ⓘ 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: $595 · $50/mo
• Projected year-2 tax: $771 · $64/mo
• Expected delta: +$176/yr (+$15/mo · 29.5%)

ⓘ 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 ≥94°F today · 17 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: $12,154
• − Mortgage interest: −$3,355
• − Property taxes: −$595
• − Insurance: −$300
• − Repairs & maintenance: −$972
• − Management: −$972
• − Depreciation: −$1,743
• Taxable income: $4,217
• Est. tax owed @ 24.0%: −$1,012
• After-tax cash flow: $3,926/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: Conneaut SD
• NCES district ID: 4206590
• Math proficiency: 38% ▼ -7.00%
• Reading proficiency: 57% ▼ -7.00%
• Median HH income: $43,946
• Composite: 40.06/100
• National rank: #3813
• State rank: #241 of 539 in PA

Livability — Conneaut Lakeshore

• Score: 67/100
• State rank: #932
• US rank: #10138

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Conneaut Lakeshore, PA
• Population (ZIP): 4,688

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 3% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Serbian 2% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · German/W. Germanic 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: ▲ 59.22%
• Current HPI: 334.4533
• 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

-16.5% since first listed

5 events — show timeline

• 2026-06-08 Delisted — GEBOR
• 2026-06-08 Sold (Public Records) $50,000 Public Records
• 2026-06-08 Sold (MLS) $50,000 GEBOR
• 2026-05-27 Pending — GEBOR
• 2026-05-15 Listed $59,900 GEBOR

Property tax history

+4.8%/yr

Latest (2025): $595 · +0.0% YoY. Source: county tax records.