542 Franklin St · Freeport, PA 16229

$40,000

4 bd · 1.0 ba · 1,997 sqft · SingleFamily public records · 243 Days on market

Built 1900 4,486 sqft lot $20/sqft · 73% below area ↓ 45% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.7/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Large 6-bedroom home with more than 2,000 sq. ft of space. Offering an era of woodworking throughout including pocket doors and lovely built-ins. Full of history and heart, this home is waiting for its next chapter to begin.

Key facts

• Pocket doors
• Lovely built-ins
• 4,486 sq ft lot

Tags

• POCKET DOORS
• LOVELY BUILT-INS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $769 ($9k/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: $35k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#1,133 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Freeport Area SD (rural): math 48% / reading 70% proficiency, ranked #74 of 539 in PA (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 11 active listings in the ZIP; 58 units permitted in Armstrong County in 2024 (20 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($277 loan paydown + $4k appreciation (9.4% local appreciation)).
• Armstrong County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.4% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 243 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 28y ago; this cycle's ask is 11% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $8k; list at $40k implies a 371% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $35,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 243 days. Have you received any prior offers? Is the seller open to a 12% 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 3.31% ✓
• Cap rate: 29.37%
• Cash-on-cash: 82.41%
• DSCR: 4.67
• GRM: 2.5

CMA / ARV

• ARV (median comp): $147,189
• List price: $40,000
• Delta: -72.82%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 Buffalo St	0.26mi	4/2.5	2,006 (+0%)	22mo	$170,000	$85	62
114 Buffalo St	0.21mi	4/2.0	2,124 (+6%)	20mo	$47,000	$22	59
205 4th St	0.26mi	4/1.5	2,252 (+13%)	9mo	$190,000	$84	57
6 Skiles St	0.50mi	3/2.0 (-1)	1,936 (-3%)	13mo	$180,000	$93	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 91.7%
• Equity multiple: 7.18×
• Total profit: $69,266
• Equity at exit: $34,409

10-year hold

• IRR: 87.0%
• Equity multiple: 15.74×
• Total profit: $165,132
• Equity at exit: $72,540

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 16229

• Home prices YoY: 3.6%
• Active inventory: 11
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,324 medium
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $769

Break-even live

Break-even rent $350

Max offer price $40,000

Occupancy floor 37%

Sensitivity live

Price	-10% $797	-5% $783	+0% $769	+5% $755	+10% $742
Rent	-10% $665	-5% $717	+0% $769	+5% $821	+10% $874
Rate	-1.0pp $789	-0.5pp $779	base $769	+0.5pp $759	+1.0pp $748

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 35 events

1. 2026-06-21
   days on market $40,000 Active 243 DOM
2. 2026-06-18
   days on market $40,000 Active 241 DOM
3. 2026-06-17
   days on market $40,000 Active 240 DOM
4. 2026-06-16
   days on market $40,000 Active 239 DOM
5. 2026-06-15
   days on market $40,000 Active 238 DOM
6. 2026-06-13
   days on market $40,000 Active 236 DOM
7. 2026-06-12
   days on market $40,000 Active 235 DOM
8. 2026-06-09
   days on market $40,000 Active 232 DOM
9. 2026-06-08
   days on market $40,000 Active 231 DOM
10. 2026-06-08
    days on market $40,000 Active 230 DOM
11. 2026-06-07
    days on market $40,000 Active 229 DOM
12. 2026-06-04
    days on market $40,000 Active 226 DOM
13. 2026-06-02
    days on market $40,000 Active 225 DOM
14. 2026-06-01
    days on market $40,000 Active 224 DOM
15. 2026-05-31
    days on market $40,000 Active 223 DOM
16. 2026-02-15
    price $40,000 224-char remark

    Show marketing remark (224 chars)

    Large 6-bedroom home with more than 2,000 sq. ft of space. Offering an era of woodworking throughout including pocket doors and lovely built-ins. Full of history and heart, this home is waiting for its next chapter to begin.

17. 2025-11-05
    price $43,000 224-char remark

    Show marketing remark (224 chars)

    Large 6-bedroom home with more than 2,000 sq. ft of space. Offering an era of woodworking throughout including pocket doors and lovely built-ins. Full of history and heart, this home is waiting for its next chapter to begin.

18. 2025-10-20
    listed $36,000 Active 224-char remark

    Show marketing remark (224 chars)

    Large 6-bedroom home with more than 2,000 sq. ft of space. Offering an era of woodworking throughout including pocket doors and lovely built-ins. Full of history and heart, this home is waiting for its next chapter to begin.

19. 2025-06-20
    listed $29,900 Active 419-char remark

    Show marketing remark (419 chars)

    A quality built home in its day! Beautiful shaker style woodwork, Leaded glass cabinets, pocket doors! This home has withstood the years well and is in need of revival! Large 6 bedroom, 2000 sqft, home with a full basement that is extra high and could add to more living space! Huge front porch and possible views from the back! This is definitely a diamond, just needs someone to polish it up in to a great home!!

20. 2023-05-07
    status Active
21. 2023-04-01
    status Pending
22. 2023-03-19
    price $28,000
23. 2023-02-07
    price $32,000
24. 2023-01-22
    price $32,900
25. 2023-01-03
    price $35,800
26. 2022-12-18
    price $39,900
27. 2022-10-24
    price $45,000
28. 2022-08-29
    listed $48,000 Active
29. 2021-11-09
    soldstatus $8,500 Closed
30. 2021-10-22
    status Pending
31. 2021-10-09
    listed $15,000 Active
32. 2021-09-15
    listed $34,000 Active
33. 1999-06-03
    soldstatus $69,000
34. 1999-06-03
    soldstatus $69,000
35. 1998-08-31
    listed $72,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,883
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$1,271
• − Management: −$1,271
• − Depreciation: −$1,164
• Taxable income: $9,137
• Est. tax owed @ 24.0%: −$2,193
• After-tax cash flow: $7,037/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: Freeport Area SD
• NCES district ID: 4210440
• Math proficiency: 48% ▼ -15.00%
• Reading proficiency: 70% ▼ -10.00%
• Median HH income: $64,311
• Composite: 51.53/100
• National rank: #1716
• State rank: #74 of 539 in PA

Livability — Freeport

• Score: 65/100
• State rank: #1133
• US rank: #13004

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Freeport, PA
• Population (ZIP): 4,900

Population outlook (Armstrong County) Hauer SSP2

• Today (2025): 62,513 people
• By 2030: 59,579 · -4.7%
• By 2040: 52,890 · -15.4%
• By 2050: 45,904 · -26.6%
• By 2075: 32,023 · -48.8%
• By 2100: 20,415 · -67.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Asian 1%
• Common ancestry: Romanian 11% Slovak 3% Italian 3%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Armstrong

• 2024 margin: Solid R (+53.2) · D 23.0% · R 76.2%
• 2008→2024 swing: -28.6pp toward R · 2008: -24.6pp · 2024: -53.2pp
• All cycles: 2024: R+53.2 2020: R+52.3 2016: R+52.0 2012: R+37.2 2008: R+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.44%
• Current HPI: 269.016
• 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

-44.8% since first listed

20 events — show timeline

• 2026-02-15 Price Changed $40,000 West Penn MLS
• 2025-11-05 Price Changed $43,000 West Penn MLS
• 2025-10-20 Listed $36,000 West Penn MLS
• 2025-06-20 Listed $29,900 West Penn MLS
• 2023-05-07 Relisted — West Penn MLS
• 2023-04-01 Pending — West Penn MLS
• 2023-03-19 Price Changed $28,000 West Penn MLS
• 2023-02-07 Price Changed $32,000 West Penn MLS
• 2023-01-22 Price Changed $32,900 West Penn MLS
• 2023-01-03 Price Changed $35,800 West Penn MLS
• 2022-12-18 Price Changed $39,900 West Penn MLS
• 2022-10-24 Price Changed $45,000 West Penn MLS
• 2022-08-29 Listed $48,000 West Penn MLS
• 2021-11-09 Sold (MLS) $8,500 West Penn MLS
• 2021-10-22 Pending — West Penn MLS
• 2021-10-09 Listed $15,000 West Penn MLS
• 2021-09-15 Listed $34,000 West Penn MLS
• 1999-06-03 Sold (Public Records) $69,000 Public Records
• 1999-06-03 Sold (MLS) $69,000 West Penn MLS
• 1998-08-31 Listed $72,500 West Penn MLS

Property tax history

+1.6%/yr

Latest (2026): $2,808 · +3.2% YoY. Source: county tax records.