2013 Camphausen Ave · Erie, PA 16510

$84,900

4 bd · 1.0 ba · 1,446 sqft · SingleFamily public records · 7 Days on market

Built 1913 4,038 sqft lot Est $149k · 43% under

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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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.8/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Big space, southeast Erie location, and room to make it your own! This 4-bedroom, 2-story home at 2013 Camphausen Avenue offers more square footage than you'd expect at this price point, with a newer roof, fresh drywall, updated electrical, and brand-new kitchen appliances already in place. The unfinished attic is a blank canvas with potential! Finish it for additional living space, a home office, or a primary suite. The layout works well for families or as a rental investment! Whether you're looking to rent or own, add some few updates and you can make this your own!

Key facts

• Fresh drywall
• Updated electrical
• Newer roof

Tags

• SOUTHEAST ERIE LOCATION
• NEWER ROOF
• FRESH DRYWALL
• UPDATED ELECTRICAL
• BRAND-NEW KITCHEN APPLIANCES
• UNFINISHED ATTIC

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels; Residential property
• Construction: Vinyl siding; Full unfinished basement
• Exterior features: Asphalt roof

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: Total rooms: 9
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Ceiling fan(s); No central air
• Interior features: Ceiling fans; Window coverings and drapes; Decorative fireplace (1)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 9.1% vs local median 5.2% in Erie — 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 83/100 on livability (#109 in PA, #840 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime D+, employment F.
• Erie City SD (urban): math 12% / reading 19% proficiency, ranked #510 of 539 in PA (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 76 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 364 units permitted in Erie County in 2024 (188 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Erie County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $12k; list at $85k implies a 608% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,900

Questions for the listing agent

1. Built in 1913 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.18% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.10%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $148,938
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1316 Buffalo Rd	0.26mi	4/1.5	1,470 (+2%)	3mo	$149,900	$102	81
1743 E 27th St	0.53mi	4/2.0	1,440 (-0%)	8mo	$169,900	$118	64
2931 Burton Ave	0.72mi	4/1.5	1,440 (-0%)	6mo	$169,500	$118	59
1224 E 22nd St	0.39mi	3/1.5 (-1)	1,584 (+10%)	1mo	$120,000	$76	58
1038 E 24th St	0.65mi	4/1.0	1,352 (-6%)	2mo	$139,900	$103	58
2020 Linwood Ave	0.67mi	4/1.0	1,536 (+6%)	5mo	$151,000	$98	54
1203 E 29th St	0.71mi	3/2.5 (-1)	1,450 (+0%)	3mo	$30,000	$21	53
2102 Buffalo Rd	0.73mi	3/1.0 (-1)	1,411 (-2%)	10mo	$49,900	$35	48
1527 Woodlawn Ave	0.35mi	3/2.0 (-1)	1,240 (-14%)	10mo	$200,000	$161	42
2007 Prospect Ave	0.62mi	4/2.0	1,625 (+12%)	8mo	$132,500	$82	40
2036 Woodlawn Ave	0.74mi	5/2.0 (+1)	1,344 (-7%)	6mo	$195,000	$145	40
1118 E 27th St	0.67mi	5/2.0 (+1)	1,232 (-15%)	1mo	$155,000	$126	34

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: -1.1%
• Equity multiple: 0.96×
• Total profit: $-997
• Equity at exit: $12,659

10-year hold

• IRR: 8.6%
• Equity multiple: 1.66×
• Total profit: $15,610
• Equity at exit: $7,341

Cash invested: $23,772 (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 16510

• Home prices YoY: -33.7%
• Active inventory: 76
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$109 /mo · $1,312/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $200

Break-even live

Break-even rent $747

Max offer price $84,900

Occupancy floor 75%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
614 E 22nd St Unit 1 Erie, PA	3.0	1.0	1300	$1,000	$0.77	43d	1	1.15mi

Listing history 7 events

1. 2026-06-15
   status $84,900 Pending 7 DOM
2. 2026-06-15
   days on market $84,900 Active 7 DOM
3. 2026-06-14
   days on market $84,900 Active 5 DOM
4. 2026-06-13
   days on market $84,900 Active 4 DOM
5. 2026-06-10
   days on market $84,900 Active 2 DOM
6. 2026-06-09
   remarks 574-char remark
7. 2026-06-09
   listed $84,900 Active 1 DOM

ⓘ 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: $1,312 · $109/mo
• Projected year-2 tax: $1,327 · $111/mo
• Expected delta: +$15/yr (+$1/mo · 1.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥90°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,000
• − Mortgage interest: −$4,756
• − Property taxes: −$1,312
• − Insurance: −$424
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$2,470
• Taxable income: $1,118
• Est. tax owed @ 24.0%: −$268
• After-tax cash flow: $2,133/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: Erie City SD
• NCES district ID: 4209300
• Math proficiency: 12% ▼ -11.00%
• Reading proficiency: 19% ▼ -16.00%
• Median HH income: $33,625
• Composite: 12.59/100
• National rank: #9617
• State rank: #510 of 539 in PA

Livability — Erie

• Score: 83/100
• State rank: #109
• US rank: #840

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Erie, PA
• City population: 92,215
• Population (ZIP): 25,152

Population outlook (Erie County) Hauer SSP2

• Today (2025): 272,159 people
• By 2030: 266,299 · -2.2%
• By 2040: 250,987 · -7.8%
• By 2050: 234,925 · -13.7%
• By 2075: 199,164 · -26.8%
• By 2100: 162,985 · -40.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 6% Black 6% Asian 4% Two or more races 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Romanian 12% Subsaharan African 2% Lithuanian 2%
• Foreign-born: 8% · Vietnam, India, Canada
• Languages at home: 88% English-only · Arabic 3% Spanish 3% Other Indo-European 2%

Political lean MEDSL · Erie

• 2024 margin: Toss-up / Even · D 49.0% · R 50.0%
• 2008→2024 swing: -20.9pp toward R · 2008: 19.9pp · 2024: -1.0pp
• All cycles: 2024: R+1.0 2020: D+1.0 2016: R+2.0 2012: D+16.9 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -122.36%
• Current HPI: 240.7222
• 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

+607.5% since first listed

2 events — show timeline

• 2026-06-08 Listed $84,900 GEBOR
• 1974-07-15 Sold (Public Records) $12,000 Public Records

Property tax history

+1.9%/yr

Latest (2026): $1,312 · +3.4% YoY. Source: county tax records.