18324 State Hwy 98 · Fredericksburg, PA 16335

$89,900

2 bd · 1.5 ba · 1,344 sqft · SingleFamily · 17 Days on market

Built 1950 2.40 ac lot $67/sqft · 60% below area ↓ 25% since listing

---

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 +18.3/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• DSCR +5.7/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your peaceful slice of Crawford County! Nestled on a sprawling 2.4-acre level lot in Hayfield Township, this charming 2-bed, 1.5-bath home offers the perfect blend of rural tranquility and convenient access to downtown Meadville. Step inside to find a functional 1,344 sq. ft. layout that invites your personal touch. The property features a mix of young hardwoods and scattered conifers, providing a natural privacy screen and picturesque backdrop for outdoor activities. Whether you’re looking to start a hobby farm, expand your garden, or simply enjoy the quiet Pennsylvania evenings, this expansive acreage delivers endless possibilities. The exterior includes a 1-car detached

Key facts

• Expansive acreage
• Protected parking
• 2.4 acre lot

Tags

• SPRAWLING 2.4-ACRE LOT
• MIX OF YOUNG HARDWOODS
• NATURAL PRIVACY SCREEN
• EXPANSIVE ACREAGE
• 1-CAR DETACHED GARAGE
• PROTECTED PARKING

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Well water; Septic tank
• Home design: Single-family residence; One and one-half stories; Residential property
• Construction: Aluminum siding; Composition roof
• Exterior features: Enclosed porch; Porch; Irregular lot; Paved road access; Lot dimensions approximately 399 x 310 x 294 x 320; Approximately 2.4 acres

Interior

• Flooring: Carpet; Hardwood; Vinyl; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Carpet and hardwood floors with vinyl/wood accents; Partial basement with exterior entry

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $82 ($990/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($983 rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#790 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools C-, amenities F, commute F.
• Penncrest SD (rural): math 31% / reading 50% proficiency, ranked #348 of 539 in PA (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 134 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 $622 of loan paydown is wiped out by about $3k 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

• It's been on market 17 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $68k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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. 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?
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: 1.09% ✓
• Cap rate: 7.39%
• Cash-on-cash: 3.93%
• DSCR: 1.17
• GRM: 7.6

CMA / ARV

• ARV (median comp): $225,823
• List price: $89,900
• Delta: -60.19%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18324 State Hwy 98	0.00mi	2/1.5	1,344 (0%)	0mo	$67,500	$50	100
18374 State Highway 98 Hwy	0.25mi	3/1.0 (+1)	1,485 (+10%)	13mo	$450,000	$303	53

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: -10.1%
• Equity multiple: 0.63×
• Total profit: $-9,254
• Equity at exit: $13,404

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-1,050
• Equity at exit: $7,773

Cash invested: $25,172 (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: 134
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $983 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$185 /mo · $2,226/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $82

Break-even live

Break-even rent $879

Max offer price $89,900

Occupancy floor 87%

Sensitivity live

Price	-10% $133	-5% $108	+0% $82	+5% $57	+10% $32
Rent	-10% $5	-5% $44	+0% $82	+5% $121	+10% $160
Rate	-1.0pp $128	-0.5pp $105	base $82	+0.5pp $59	+1.0pp $35

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-18
   status Pending 1009-char remark
2. 2026-05-01
   listed $89,900 Active 1009-char remark
3. 2025-09-02
   status Pending
4. 2025-09-02
   historical Active Under Contract
5. 2025-06-17
   listed $90,000 Active
6. 2025-06-17
   listed $90,000 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: $2,226 · $185/mo
• Projected year-2 tax: $2,226 · $185/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 · 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: $11,800
• − Mortgage interest: −$5,036
• − Property taxes: −$2,226
• − Insurance: −$450
• − Repairs & maintenance: −$944
• − Management: −$944
• − Depreciation: −$2,615
• Taxable loss: −$414
• Est. tax savings @ 24.0%: +$99
• After-tax cash flow: $1,089/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: Penncrest SD
• NCES district ID: 4218740
• Math proficiency: 31% ▼ -10.00%
• Reading proficiency: 50% ▼ -8.00%
• Median HH income: $47,927
• Composite: 34.64/100
• National rank: #5146
• State rank: #348 of 539 in PA

Livability — Fredericksburg

• Score: 70/100
• State rank: #790
• US rank: #7972

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Crawford County · 27,175 people
• 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

-25.0% since first listed

7 events — show timeline

• 2026-06-08 Sold (MLS) $67,500 GEBOR
• 2026-05-18 Pending — GEBOR
• 2026-05-01 Listed $89,900 GEBOR
• 2025-09-02 Pending — GEBOR
• 2025-09-02 Contingent — AVBREALTORS
• 2025-06-17 Listed $90,000 GEBOR
• 2025-06-17 Listed $90,000 AVBREALTORS

Property tax history

+2.0%/yr

Latest (2025): $2,226 · +7.5% YoY. Source: county tax records.