621 Hillside Ave · Franklin, PA 16323

$25,000

4 bd · 1.5 ba · 1,568 sqft · SingleFamily public records · 212 Days on market

Built 1925 4,268 sqft lot $16/sqft · 73% below area ↓ 44% since listing

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

4-Bedroom Home – Perfect for Investors. Discover the potential in this spacious 4-bedroom, 1.5-bath home located close to walking trails, parks, and a variety of local amenities. Whether you're looking for your next investment opportunity or searching for the ideal handyperson special. With its flexible layout this home could easily become a great investment or short-term rental.

Key facts

• Outdoor recreation
• Flexible layout
• Local amenities

Tags

• WALKING TRAILS
• LOCAL AMENITIES
• FLEXIBLE LAYOUT
• OUTDOOR RECREATION

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $657 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 37.8% vs local median 4.8% in Franklin — 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 (#812 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, schools D, employment D.
• Franklin Area SD (rural): math 29% / reading 46% proficiency, ranked #388 of 539 in PA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 51 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 42 units permitted in Venango County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($173 loan paydown + $2k appreciation (10.0% local appreciation)).
• Venango County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 212 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 212 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 1925 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 4.20% ✓
• Cap rate: 37.82%
• Cash-on-cash: 112.58%
• DSCR: 6.01
• GRM: 2.0

CMA / ARV

• ARV (median comp): $93,909
• List price: $25,000
• Delta: -73.38%
• 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
750 15th St	0.47mi	3/1.0 (-1)	1,536 (-2%)	3mo	$15,000	$10	65
523 15th St	0.48mi	4/1.0	1,548 (-1%)	11mo	$94,000	$61	64
1104 Chestnut St	0.14mi	3/1.5 (-1)	1,680 (+7%)	16mo	$157,000	$93	63
640 Buffalo St	0.46mi	3/2.0 (-1)	1,564 (-0%)	15mo	$26,500	$17	59
1541 Elk St	0.68mi	3/1.5 (-1)	1,578 (+1%)	4mo	$152,500	$97	59
1316 Otter St	0.56mi	3/1.0 (-1)	1,612 (+3%)	11mo	$33,000	$20	54
729 15th St	0.43mi	3/1.0 (-1)	1,716 (+9%)	5mo	$15,500	$9	53
642 Buffalo St	0.45mi	3/1.5 (-1)	1,358 (-13%)	0mo	$79,900	$59	52
1433 Chestnut St	0.45mi	4/1.5	1,772 (+13%)	11mo	$47,000	$27	48
1001 Elk St	0.26mi	3/2.0 (-1)	1,792 (+14%)	13mo	$180,000	$100	47
611 12th St	0.19mi	3/1.0 (-1)	1,344 (-14%)	17mo	$119,900	$89	46
645 Forest Ln	0.75mi	3/3.0 (-1)	1,519 (-3%)	8mo	$230,000	$151	43

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.92×
• Total profit: $55,459
• Equity at exit: $22,522

10-year hold

• IRR: —
• Equity multiple: 19.64×
• Total profit: $130,456
• Equity at exit: $48,570

Cash invested: $7,000 (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 16323

• Home prices YoY: 12.2%
• Active inventory: 51
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $657

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 32%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1341 Sassafrass St Franklin, PA	3.0	1.0	1300	$1,050	$0.81	44d	1	0.31mi
29 Bleakley Ave Franklin, PA	4.0	1.0	1179	$1,050	$0.89	13d	1	1.23mi

Listing history 18 events

1. 2026-06-19
   days on market $25,000 Active 212 DOM
2. 2026-06-18
   days on market $25,000 Active 211 DOM
3. 2026-06-17
   days on market $25,000 Active 210 DOM
4. 2026-06-16
   days on market $25,000 Active 209 DOM
5. 2026-06-15
   days on market $25,000 Active 208 DOM
6. 2026-06-14
   days on market $25,000 Active 206 DOM
7. 2026-06-13
   days on market $25,000 Active 205 DOM
8. 2026-06-10
   days on market $25,000 Active 203 DOM
9. 2026-06-09
   days on market $25,000 Active 202 DOM
10. 2026-06-08
    days on market $25,000 Active 201 DOM
11. 2026-06-07
    days on market $25,000 Active 200 DOM
12. 2026-06-02
    days on market $25,000 Active 195 DOM
13. 2026-06-01
    days on market $25,000 Active 194 DOM
14. 2026-05-31
    days on market $25,000 Active 193 DOM
15. 2026-05-30
    days on market $25,000 Active 192 DOM
16. 2025-12-03
    price $25,000 388-char remark

    Show marketing remark (388 chars)

    4-Bedroom Home – Perfect for Investors. Discover the potential in this spacious 4-bedroom, 1.5-bath home located close to walking trails, parks, and a variety of local amenities. Whether you're looking for your next investment opportunity or searching for the ideal handyperson special. With its flexible layout this home could easily become a great investment or short-term rental.

17. 2025-11-20
    price $30,000 388-char remark

    Show marketing remark (388 chars)

    4-Bedroom Home – Perfect for Investors. Discover the potential in this spacious 4-bedroom, 1.5-bath home located close to walking trails, parks, and a variety of local amenities. Whether you're looking for your next investment opportunity or searching for the ideal handyperson special. With its flexible layout this home could easily become a great investment or short-term rental.

18. 2025-11-19
    listed $45,000 Active 388-char remark

    Show marketing remark (388 chars)

    4-Bedroom Home – Perfect for Investors. Discover the potential in this spacious 4-bedroom, 1.5-bath home located close to walking trails, parks, and a variety of local amenities. Whether you're looking for your next investment opportunity or searching for the ideal handyperson special. With its flexible layout this home could easily become a great investment or short-term rental.

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥93°F today · 19 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: $12,600
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$727
• Taxable income: $7,956
• Est. tax owed @ 24.0%: −$1,910
• After-tax cash flow: $5,971/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: Franklin Area SD
• NCES district ID: 4210200
• Math proficiency: 29% ▼ -6.00%
• Reading proficiency: 46% ▼ -12.00%
• Median HH income: $43,451
• Composite: 31.73/100
• National rank: #5910
• State rank: #388 of 539 in PA

Livability — Franklin

• Score: 69/100
• State rank: #812
• US rank: #8260

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Franklin, PA
• Population (ZIP): 14,694

Population outlook (Venango County) Hauer SSP2

• Today (2025): 48,827 people
• By 2030: 46,061 · -5.7%
• By 2040: 39,989 · -18.1%
• By 2050: 34,094 · -30.2%
• By 2075: 22,500 · -53.9%
• By 2100: 13,659 · -72.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Black 2%
• Common ancestry: Romanian 4% Iranian 3% Serbian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Venango

• 2024 margin: Solid R (+42.1) · D 28.5% · R 70.6%
• 2008→2024 swing: -22.9pp toward R · 2008: -19.2pp · 2024: -42.1pp
• All cycles: 2024: R+42.1 2020: R+41.4 2016: R+42.4 2012: R+26.3 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 26.68%
• Current HPI: 245.9766
• 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

-44.4% since first listed

3 events — show timeline

• 2025-12-03 Price Changed $25,000 West Penn MLS
• 2025-11-20 Price Changed $30,000 West Penn MLS
• 2025-11-19 Listed $45,000 West Penn MLS

Property tax history

-22.7%/yr

Latest (2026): $27 · -95.4% YoY. Source: county tax records.