774 Clark St · Meadville, PA 16335

$80,000

3 bd · 1.5 ba · 1,456 sqft · SingleFamily · 179 Days on market

Built 1917 5,663 sqft lot $55/sqft · 35% below area Est $123k · 35% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Livability +4.2/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Currently a rental property. With some TLC this would make a beautiful home. Classic woodwork and leaded glass windows. Additional finished attic - 3rd floor. 2 sump pumps in basement. L-shaped lot. Wood burning fireplace needs a flue to be functional.

Key facts

• Finished attic
• Classic woodwork
• Leaded glass windows

Tags

• CLASSIC WOODWORK
• LEADED GLASS WINDOWS
• FINISHED ATTIC
• WOOD BURNING FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 4.9% in Meadville — 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 85/100 on livability (#72 in PA, #502 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime C-, employment F.
• Crawford Central SD (town): math 28% / reading 51% proficiency, ranked #367 of 539 in PA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 133 active listings in the ZIP; 83 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Crawford County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 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 1917 — 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. 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.
6. 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.
7. 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: 1.44% ✓
• Cap rate: 11.73%
• Cash-on-cash: 19.43%
• DSCR: 1.86
• GRM: 5.8

CMA / ARV

• ARV (median comp): $122,885
• List price: $80,000
• Delta: -34.90%
• 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
712 State St	0.13mi	3/1.0	1,509 (+4%)	5mo	$125,000	$83	82
626 Walnut St	0.33mi	3/1.0	1,459 (+0%)	2mo	$169,500	$116	81
573 Green St	0.25mi	3/2.0	1,485 (+2%)	4mo	$30,000	$20	80
802 Brawley Ave	0.27mi	3/2.0	1,392 (-4%)	6mo	$160,000	$115	74
759 Hartman	0.20mi	3/1.5	1,300 (-11%)	1mo	$135,000	$104	72
684 Davenport St	0.17mi	3/1.0	1,300 (-11%)	1mo	$73,000	$56	71
817 North St	0.34mi	2/1.0 (-1)	1,526 (+5%)	0mo	$165,000	$108	69
673 Washington St	0.10mi	2/2.0 (-1)	1,617 (+11%)	4mo	$53,000	$33	66
571 Cullum St	0.48mi	3/1.5	1,352 (-7%)	6mo	$125,000	$92	60
607 Cullum St	0.43mi	3/1.0	1,296 (-11%)	2mo	$150,000	$116	58
908 Fairview Ave	0.40mi	3/2.0	1,664 (+14%)	5mo	$105,000	$63	51
424 Clinton Ct	0.69mi	3/2.5	1,584 (+9%)	0mo	$80,000	$51	49

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: 11.4%
• Equity multiple: 1.45×
• Total profit: $10,145
• Equity at exit: $11,928

10-year hold

• IRR: 20.4%
• Equity multiple: 2.72×
• Total profit: $38,629
• Equity at exit: $6,917

Cash invested: $22,400 (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 16335

• Home prices YoY: -9.0%
• Active inventory: 133
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,151 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$94 /mo · $1,127/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $363

Break-even live

Break-even rent $692

Max offer price $80,000

Occupancy floor 64%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $80,000 Active 179 DOM
2. 2026-06-18
   days on market $80,000 Active 178 DOM
3. 2026-06-17
   days on market $80,000 Active 177 DOM
4. 2026-06-16
   days on market $80,000 Active 176 DOM
5. 2026-06-15
   days on market $80,000 Active 175 DOM
6. 2026-06-14
   days on market $80,000 Active 173 DOM
7. 2026-06-12
   days on market $80,000 Active 172 DOM
8. 2026-06-09
   days on market $80,000 Active 169 DOM
9. 2026-06-08
   days on market $80,000 Active 168 DOM
10. 2026-06-07
    days on market $80,000 Active 167 DOM
11. 2026-06-07
    days on market $80,000 Active 166 DOM
12. 2026-06-02
    days on market $80,000 Active 162 DOM
13. 2026-06-01
    days on market $80,000 Active 161 DOM
14. 2026-05-31
    days on market $80,000 Active 160 DOM
15. 2026-05-30
    days on market $80,000 Active 159 DOM
16. 2025-12-22
    listed $80,000 Active 252-char remark

    Show marketing remark (252 chars)

    Currently a rental property. With some TLC this would make a beautiful home. Classic woodwork and leaded glass windows. Additional finished attic - 3rd floor. 2 sump pumps in basement. L-shaped lot. Wood burning fireplace needs a flue to be functional.

ⓘ 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: $1,127 · $94/mo
• Projected year-2 tax: $1,196 · $100/mo
• Expected delta: +$68/yr (+$6/mo · 6.1%)

ⓘ 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 7 d/yr ≥92°F today · 18 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: $13,814
• − Mortgage interest: −$4,481
• − Property taxes: −$1,127
• − Insurance: −$400
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$2,327
• Taxable income: $3,268
• Est. tax owed @ 24.0%: −$784
• After-tax cash flow: $3,567/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: Crawford Central SD
• NCES district ID: 4207080
• Math proficiency: 28% ▼ -11.00%
• Reading proficiency: 51% ▼ -9.00%
• Median HH income: $41,837
• Composite: 33.21/100
• National rank: #5530
• State rank: #367 of 539 in PA

Livability — Meadville

• Score: 85/100
• State rank: #72
• US rank: #502

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Meadville, PA
• County: Crawford County · 27,175 people
• City population: 27,175
• Metro: Meadville, PA
• Population (ZIP): 27,175
• Household income: $57,591
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 953.0

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 81,399 people
• By 2030: 77,977 · -4.2%
• By 2040: 70,659 · -13.2%
• By 2050: 63,841 · -21.6%
• By 2075: 50,198 · -38.3%
• By 2100: 37,898 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Black 3% Hispanic / Latino 1%
• Common ancestry: Romanian 3% Lithuanian 2% Serbian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+39.2) · D 30.0% · R 69.2%
• 2008→2024 swing: -28.8pp toward R · 2008: -10.4pp · 2024: -39.2pp
• All cycles: 2024: R+39.2 2020: R+37.2 2016: R+38.5 2012: R+19.6 2008: R+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -26.80%
• Current HPI: 272.4095
• Rent YoY: —
• Metro: Meadville, PA
• 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

1 event — show timeline

• 2025-12-22 Listed $80,000 GEBOR

Property tax history

-4.4%/yr

Latest (2025): $1,127 · -2.0% YoY. Source: county tax records.