78 State St · Bradford, PA 16701

$82,900

3 bd · 1.0 ba · 1,280 sqft · Other public records · 6 Days on market

Built 1890 2,614 sqft lot

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Why this score? — see what drove the C 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 +22.6/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +6.2/10.0
• Schools +4.2/10.0
• 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 new corner-lot home in the City of Bradford! This charming property offers off-street parking with a covered carport and a welcoming covered front porch, perfect for relaxing and enjoying the outdoors. Inside, you'll find a spacious living room and dining area, along with a full bathroom conveniently located on the first floor. The kitchen was remodeled in 2025 and includes a laundry area for added convenience. Just off the rear of the home, you'll find a utility room that provides additional storage and functionality. Step outside to enjoy the fully fenced backyard, for outdoor activities, pets, gardening, or entertaining. Upstairs, the home features three bedrooms. Attache

Key facts

• Covered front porch
• Off street parking
• Laundry area

Tags

• CORNER LOT
• OFF STREET PARKING
• COVERED CARPORT
• COVERED FRONT PORCH
• REMODELED KITCHEN
• LAUNDRY AREA

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water (connected); Sewer available
• Home design: 2-story residence; Existing construction
• Construction: Vinyl siding; Pillar/post/pier foundation
• Exterior features: Gravel driveway; Irregular lot; Main thoroughfare frontage; Lot dimensions approximately 25 x 102

Interior

• Kitchen: Solid surface counters
• Bedrooms: Total rooms: 5
• Flooring: Carpet; Vinyl; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas heating; Baseboard heat; Space heater
• Interior features: Living/dining room; Solid surface counters; Bonus room; Crawl space basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $83k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($926 rent vs $83k).
• Cap rate 8.3% vs local median 4.5% in Bradford — 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 69/100 on livability (#814 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Bradford Area SD (town): math 41% / reading 60% proficiency, ranked #187 of 539 in PA (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 78 active listings in the ZIP; 29 units permitted in McKean County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $573 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• McKean County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y ago 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 $50k; list at $83k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,900

Questions for the listing agent

1. Built in 1890 — 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 F 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: 1.12% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.26%
• DSCR: 1.32
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -5.2%
• Equity multiple: 0.81×
• Total profit: $-4,463
• Equity at exit: $12,361

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $7,733
• Equity at exit: $7,168

Cash invested: $23,212 (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 16701

• Home prices YoY: -17.9%
• Active inventory: 78
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $926 medium
• Mortgage (P&I): −$435
• Tax from tax record: −$122 /mo · $1,461/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $140

Break-even live

Break-even rent $748

Max offer price $82,900

Occupancy floor 80%

Sensitivity live

Price	-10% $187	-5% $164	+0% $140	+5% $117	+10% $94
Rent	-10% $67	-5% $104	+0% $140	+5% $177	+10% $214
Rate	-1.0pp $182	-0.5pp $162	base $140	+0.5pp $119	+1.0pp $97

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: $20,725
• Closing costs: $2,487
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-07
   statusdays on market $82,900 Pending 6 DOM
2. 2026-06-04
   days on market $82,900 Active 4 DOM
3. 2026-06-02
   days on market $82,900 Active 3 DOM
4. 2026-06-01
   days on market $82,900 Active 2 DOM
5. 2026-05-31
   remarks 699-char remark
6. 2026-05-31
   listed $82,900 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: $1,461 · $122/mo
• Projected year-2 tax: $1,461 · $122/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 8 d/yr ≥90°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,111
• − Mortgage interest: −$4,644
• − Property taxes: −$1,461
• − Insurance: −$414
• − Repairs & maintenance: −$889
• − Management: −$889
• − Depreciation: −$2,412
• Taxable income: $402
• Est. tax owed @ 24.0%: −$97
• After-tax cash flow: $1,589/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: Bradford Area SD
• NCES district ID: 4204020
• Math proficiency: 41% ▼ -5.00%
• Reading proficiency: 60% ▼ -4.00%
• Median HH income: $41,477
• Composite: 42.31/100
• National rank: #3261
• State rank: #187 of 539 in PA

Livability — Bradford

• Score: 69/100
• State rank: #814
• US rank: #8325

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bradford, PA
• Population (ZIP): 16,584

Population outlook (McKean County) Hauer SSP2

• Today (2025): 40,518 people
• By 2030: 39,290 · -3.0%
• By 2040: 36,438 · -10.1%
• By 2050: 33,556 · -17.2%
• By 2075: 27,682 · -31.7%
• By 2100: 21,726 · -46.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 4% Slovak 2% Iranian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · McKean

• 2024 margin: Solid R (+47.2) · D 26.0% · R 73.2%
• 2008→2024 swing: -29.9pp toward R · 2008: -17.3pp · 2024: -47.2pp
• All cycles: 2024: R+47.2 2020: R+46.2 2016: R+47.2 2012: R+28.2 2008: R+17.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.54%
• Current HPI: 149.3686
• 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

+86.3% since first listed

7 events — show timeline

• 2026-05-30 Listed $82,900 UNYREIS
• 2021-04-09 Sold (Public Records) $50,000 Public Records
• 2021-04-09 Sold (MLS) $50,000 UNYREIS
• 2021-03-04 Listed $59,900 UNYREIS
• 2018-12-04 Sold (Public Records) $44,000 Public Records
• 2018-12-04 Sold (MLS) $39,000 UNYREIS
• 2018-05-07 Listed $44,500 UNYREIS

Property tax history

+1.4%/yr

Latest (2025): $1,461 · +3.3% YoY. Source: county tax records.