486 Randolph St · Meadville, PA 16335

$64,500

4 bd · 2.0 ba · 2,000 sqft · SingleFamily · 70 Days on market

Built 1900 3,502 sqft lot $32/sqft · 35% below area Est $100k · 35% under ↓ 12% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.2/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent investment opportunity in Meadville! This multi-unit property features two distinct living spaces: one side is currently tenant-occupied, providing immediate cash flow, while the other offers a blank canvas for your personal touch. Key features include an unfinished basement, natural gas heating, and electric cooling. The home is connected to city water and sewer with no HOA fees. Essential appliances like a fridge and stove are included. Plus, new windows are already on-site and ready for installation.

Key facts

• 3,502 sq ft lot
• Built 1900
• Listed 69 days

🏷️ Possibly a rental listed for sale. The $64,500 price doesn't fit this home's estimated sale value (~$99,698) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $577 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.0% vs local median 4.9% in Meadville — 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 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 $446 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,630 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.02% ✓
• Cap rate: 17.03%
• Cash-on-cash: 38.34%
• DSCR: 2.71
• GRM: 4.1

CMA / ARV

• ARV (median comp): $99,698
• List price: $64,500
• Delta: -35.30%
• 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
791-795 Sidler Aly	0.23mi	4/2.0	1,928 (-4%)	4mo	$45,000	$23	80
676 Cullum St	0.07mi	3/2.0 (-1)	1,834 (-8%)	2mo	$150,000	$82	76
566 Walnut St	0.36mi	4/2.0	2,094 (+5%)	8mo	$243,000	$116	69
570 Park Ave	0.47mi	4/2.5	1,926 (-4%)	2mo	$185,000	$96	68
1003 Catherine St	0.60mi	4/2.5	1,976 (-1%)	2mo	$140,000	$71	66
667 Davenport St	0.39mi	3/1.5 (-1)	2,048 (+2%)	8mo	$152,000	$74	64
449 Pine St	0.60mi	4/2.0	1,860 (-7%)	3mo	$40,000	$22	58
733 Davenport St	0.52mi	3/2.0 (-1)	1,896 (-5%)	9mo	$189,900	$100	54
586 Walnut St	0.38mi	3/2.0 (-1)	1,770 (-12%)	6mo	$37,500	$21	53
1079 Liberty St	0.74mi	3/2.0 (-1)	2,069 (+4%)	11mo	$128,900	$62	46
738 Maple St	0.64mi	3/1.5 (-1)	2,136 (+7%)	8mo	$173,000	$81	45
725 Maple St	0.61mi	3/1.5 (-1)	1,704 (-15%)	1mo	$247,500	$145	39

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: 34.5%
• Equity multiple: 2.46×
• Total profit: $26,321
• Equity at exit: $9,617

10-year hold

• IRR: 41.3%
• Equity multiple: 4.89×
• Total profit: $70,340
• Equity at exit: $5,577

Cash invested: $18,060 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,305 medium
• Mortgage (P&I): −$338
• Tax from tax record: −$89 /mo · $1,066/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $577

Break-even live

Break-even rent $575

Max offer price $64,500

Occupancy floor 51%

Sensitivity live

Price	-10% $613	-5% $595	+0% $577	+5% $559	+10% $540
Rent	-10% $474	-5% $525	+0% $577	+5% $629	+10% $680
Rate	-1.0pp $609	-0.5pp $593	base $577	+0.5pp $560	+1.0pp $543

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: $16,125
• Closing costs: $1,935
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $64,500 Active 70 DOM
2. 2026-06-18
   days on market $64,500 Active 69 DOM
3. 2026-06-17
   days on market $64,500 Active 68 DOM
4. 2026-06-16
   days on market $64,500 Active 67 DOM
5. 2026-06-15
   days on market $64,500 Active 66 DOM
6. 2026-06-14
   days on market $64,500 Active 64 DOM
7. 2026-06-12
   days on market $64,500 Active 63 DOM
8. 2026-06-09
   days on market $64,500 Active 60 DOM
9. 2026-06-08
   days on market $64,500 Active 59 DOM
10. 2026-06-07
    days on market $64,500 Active 58 DOM
11. 2026-06-07
    days on market $64,500 Active 57 DOM
12. 2026-06-02
    days on market $64,500 Active 53 DOM
13. 2026-06-01
    days on market $64,500 Active 52 DOM
14. 2026-05-31
    days on market $64,500 Active 51 DOM
15. 2026-05-30
    days on market $64,500 Active 50 DOM
16. 2026-04-25
    price $74,500 518-char remark

    Show marketing remark (518 chars)

    Excellent investment opportunity in Meadville! This multi-unit property features two distinct living spaces: one side is currently tenant-occupied, providing immediate cash flow, while the other offers a blank canvas for your personal touch. Key features include an unfinished basement, natural gas heating, and electric cooling. The home is connected to city water and sewer with no HOA fees. Essential appliances like a fridge and stove are included. Plus, new windows are already on-site and ready for installation.

17. 2026-04-10
    listed $84,500 Active 518-char remark

    Show marketing remark (518 chars)

    Excellent investment opportunity in Meadville! This multi-unit property features two distinct living spaces: one side is currently tenant-occupied, providing immediate cash flow, while the other offers a blank canvas for your personal touch. Key features include an unfinished basement, natural gas heating, and electric cooling. The home is connected to city water and sewer with no HOA fees. Essential appliances like a fridge and stove are included. Plus, new windows are already on-site and ready for installation.

ⓘ 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: $1,066 · $89/mo
• Projected year-2 tax: $1,066 · $89/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 ≥93°F today · 18 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: $15,660
• − Mortgage interest: −$3,613
• − Property taxes: −$1,066
• − Insurance: −$322
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − Depreciation: −$1,876
• Taxable income: $6,276
• Est. tax owed @ 24.0%: −$1,506
• After-tax cash flow: $5,417/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

• Census place: Meadville, PA
• 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

-11.8% since first listed

2 events — show timeline

• 2026-04-25 Price Changed $74,500 West Penn MLS
• 2026-04-10 Listed $84,500 West Penn MLS

Property tax history

-4.4%/yr

Latest (2025): $1,066 · -2.0% YoY. Source: county tax records.