569 Glendower St · Mapleton, PA 17052

$44,900

3 bd · 1.5 ba · 1,041 sqft · SingleFamily public records · 100 Days on market

7,840 sqft lot $43/sqft · 43% below area ↓ 10% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Fresh Price Reduction. Start the spring off riht with this 3 bed 1-1/2 bath fixer upper justt waiting for your touch to make it Home!

Key facts

• 7,840 sq ft lot
• Listed 100 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $551 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $41k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#1,288 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime D+, schools F, amenities F.
• Mount Union Area SD (town): math 19% / reading 35% proficiency, ranked #462 of 539 in PA (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 5 active listings in the ZIP; 70 units permitted in Huntingdon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($310 loan paydown + $2k appreciation (4.8% local appreciation)).
• Huntingdon County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.8% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $10k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $40,859 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 2.40% ✓
• Cap rate: 21.03%
• Cash-on-cash: 52.63%
• DSCR: 3.34
• GRM: 3.5

CMA / ARV

• ARV (median comp): $135,091
• List price: $44,900
• Delta: -66.76%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
587 Hill St	0.09mi	3/1.0	1,140 (+10%)	21mo	$157,000	$138	61
111 Railroad St	0.38mi	2/2.0 (-1)	947 (-9%)	13mo	$155,000	$164	50

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

Projected returns pro-forma

4.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 59.8%
• Equity multiple: 4.57×
• Total profit: $44,915
• Equity at exit: $24,846

10-year hold

• IRR: 57.8%
• Equity multiple: 9.41×
• Total profit: $105,716
• Equity at exit: $42,393

Cash invested: $12,572 (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 17052

• Home prices YoY: 4.5%
• Active inventory: 5
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,078 medium
• Mortgage (P&I): −$235
• Tax from tax record: −$46 /mo · $551/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $551

Break-even live

Break-even rent $380

Max offer price $44,900

Occupancy floor 44%

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-07
   statusdays on market $44,900 Pending 100 DOM
2. 2026-06-04
   days on market $44,900 Active 99 DOM
3. 2026-06-02
   days on market $44,900 Active 98 DOM
4. 2026-06-01
   days on market $44,900 Active 97 DOM
5. 2026-05-31
   days on market $44,900 Active 96 DOM
6. 2026-05-08
   price $44,900 133-char remark

   Show marketing remark (133 chars)

   Fresh Price Reduction. Start the spring off riht with this 3 bed 1-1/2 bath fixer upper justt waiting for your touch to make it Home!

7. 2026-02-24
   status Active

   Show marketing remark (133 chars)

   Fresh Price Reduction. Start the spring off riht with this 3 bed 1-1/2 bath fixer upper justt waiting for your touch to make it Home!

8. 2026-02-24
   listed $54,900 Active 133-char remark

   Show marketing remark (133 chars)

   Fresh Price Reduction. Start the spring off riht with this 3 bed 1-1/2 bath fixer upper justt waiting for your touch to make it Home!

9. 2026-01-01
   price $54,900
10. 2025-12-24
    price $49,900
11. 2025-11-18
    listed $54,900 Active
12. 2015-07-22
    soldstatus $53,400
13. 2015-07-17
    soldstatus $53,400
14. 2014-09-19
    listed $49,900

ⓘ 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: $551 · $46/mo
• Projected year-2 tax: $630 · $52/mo
• Expected delta: +$79/yr (+$7/mo · 14.4%)

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

Taxation est. · year 1

• Rental income: $12,933
• − Mortgage interest: −$2,515
• − Property taxes: −$551
• − Insurance: −$224
• − Repairs & maintenance: −$1,035
• − Management: −$1,035
• − Depreciation: −$1,306
• Taxable income: $6,268
• Est. tax owed @ 24.0%: −$1,504
• After-tax cash flow: $5,113/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: Mount Union Area SD
• NCES district ID: 4216020
• Math proficiency: 19% ▼ -7.00%
• Reading proficiency: 35% ▼ -10.00%
• Median HH income: $38,561
• Composite: 22.56/100
• National rank: #8080
• State rank: #462 of 539 in PA

Livability — Mapleton

• Score: 63/100
• State rank: #1288
• US rank: #15725

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mapleton, PA
• Population (ZIP): 1,540

Population outlook (Huntingdon County) Hauer SSP2

• Today (2025): 44,212 people
• By 2030: 43,057 · -2.6%
• By 2040: 40,537 · -8.3%
• By 2050: 37,844 · -14.4%
• By 2075: 31,411 · -29.0%
• By 2100: 23,907 · -45.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Iranian 3% Serbian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Huntingdon

• 2024 margin: Solid R (+52.9) · D 23.2% · R 76.1%
• 2008→2024 swing: -25.4pp toward R · 2008: -27.5pp · 2024: -52.9pp
• All cycles: 2024: R+52.9 2020: R+51.0 2016: R+50.7 2012: R+37.4 2008: R+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.78%
• Current HPI: 110.5492
• 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

-10.0% since first listed

9 events — show timeline

• 2026-05-08 Price Changed $44,900 HCBR
• 2026-02-24 Relisted — HCBR
• 2026-02-24 Listed $54,900 HCBR
• 2026-01-01 Price Changed $54,900 HCBR
• 2025-12-24 Price Changed $49,900 HCBR
• 2025-11-18 Listed $54,900 HCBR
• 2015-07-22 Sold (Public Records) $53,400 Public Records
• 2015-07-17 Sold (MLS) $53,400 HCBR
• 2014-09-19 Listed $49,900 HCBR

Property tax history

+1.9%/yr

Latest (2026): $551 · +1.2% YoY. Source: county tax records.