600 Avonia Rd · Avonia, PA 16415

$234,900

3 bd · 1.0 ba · 1,156 sqft · SingleFamily public records · 22 Days on market

Built 1937 0.51 ac lot Est $191k · 23% over

---

Why this score? — see what drove the F 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 +13.2/30.0
• Schools +5.7/10.0
• DSCR +4.0/10.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

WHAT A FIND!!! 1/2 MILE TO AVONIA BEACH !! THIS CUTE LITTLE RANCH IS ADORABLE. THERE IS PEG HARDWOOD FLOORING IN LIVING ROOM AND DINING ROOMS. BRICK FIREPLACE BETWEEN LR AND DR. THE KITCHEN IS LIGHT AND BRIGHT AND OPENS OUT ONTO EXPANSIVE DECK(NEEDS PARTIALLY REBUILT) WITH A WONDERFUL VIEW OF WOODS. THE BEDROOMS ARE ALL NICE SIZED AND HAVE DOUBLE CLOSETS. THE BASEMENT HAS GREAT POTENTIAL TO FINISH WITH A WALK OU THAT HAS A GREAT VIEW OF THE EXPANSIVE SIDE YARD. THERE IS A LARGE CONCRETE DRIVEWAY THAT HOLDS 4 CARS EASILY. THIS IS A GREAT HOME THAT COULDN'T BE IN A BETTER LOCATION IN FAIRVIEW!!

Key facts

• Open floor plan
• New well pump
• Large parking pad

Tags

• LARGE PARKING PAD
• DECK OFF THE KITCHEN
• NEW ROOF
• NEW WELL PUMP
• OPEN FLOOR PLAN
• PEGGED OAK FLOORS

Property features AI

Exterior

• Utilities: Well water; Septic tank; Natural gas available
• Home design: Single-family residence; One story; Vinyl siding
• Construction: Asphalt roof
• Exterior features: Deck; Patio; Rolling slope lot; Paved road access

Interior

• Kitchen: Electric oven; Electric range; Refrigerator; Exhaust fan
• Flooring: Hardwood flooring; Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Electric fireplace; Full basement with exterior entry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-3 ($-39/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (17.5% below list).
• Recommended offer: $194k (17.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#624 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety D-.
• Fairview SD (rural): math 54% / reading 74% proficiency, ranked #42 of 539 in PA (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 37 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $7k 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

• It's been on market 22 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $192k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $193,747 (17.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.82% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.06%
• DSCR: 1.00
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $190,740
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 Avonia Rd	0.00mi	3/1.0	1,156 (0%)	9mo	$192,500	$167	92
1136 Sirak Dr	0.27mi	3/1.0	1,248 (+8%)	8mo	$195,000	$156	68
1233 Gunton Dr	0.38mi	3/1.5	1,056 (-9%)	8mo	$160,000	$152	59
1370 Avonia Rd	0.42mi	2/1.0 (-1)	1,001 (-13%)	8mo	$165,000	$165	47

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: -16.4%
• Equity multiple: 0.42×
• Total profit: $-38,298
• Equity at exit: $35,024

10-year hold

• IRR: -8.2%
• Equity multiple: 0.49×
• Total profit: $-33,722
• Equity at exit: $20,310

Cash invested: $65,772 (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 16415

• Home prices YoY: -26.1%
• Active inventory: 37
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,937 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$204 /mo · $2,450/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $-3

Break-even live

Break-even rent $1,942

Max offer price $234,323

Occupancy floor 95%

Sensitivity live

Price	-10% $130	-5% $63	+0% $-3	+5% $-70	+10% $-136
Rent	-10% $-156	-5% $-80	+0% $-3	+5% $73	+10% $150
Rate	-1.0pp $115	-0.5pp $56	base $-3	+0.5pp $-64	+1.0pp $-126

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-13
   statusdays on market $234,900 Pending 22 DOM
2. 2026-06-10
   days on market $234,900 Active 20 DOM
3. 2026-06-09
   days on market $234,900 Active 19 DOM
4. 2026-06-08
   days on market $234,900 Active 18 DOM
5. 2026-06-07
   days on market $234,900 Active 17 DOM
6. 2026-06-05
   days on market $234,900 Active 14 DOM
7. 2026-06-02
   days on market $234,900 Active 12 DOM
8. 2026-06-01
   days on market $234,900 Active 11 DOM
9. 2026-05-31
   days on market $234,900 Active 10 DOM
10. 2026-05-30
    days on market $234,900 Active 9 DOM
11. 2026-05-21
    listed $234,900 Active
12. 2025-09-22
    soldstatus $192,500 Closed 599-char remark

    Show marketing remark (599 chars)

    WHAT A FIND!!! 1/2 MILE TO AVONIA BEACH !! THIS CUTE LITTLE RANCH IS ADORABLE. THERE IS PEG HARDWOOD FLOORING IN LIVING ROOM AND DINING ROOMS. BRICK FIREPLACE BETWEEN LR AND DR. THE KITCHEN IS LIGHT AND BRIGHT AND OPENS OUT ONTO EXPANSIVE DECK(NEEDS PARTIALLY REBUILT) WITH A WONDERFUL VIEW OF WOODS. THE BEDROOMS ARE ALL NICE SIZED AND HAVE DOUBLE CLOSETS. THE BASEMENT HAS GREAT POTENTIAL TO FINISH WITH A WALK OU THAT HAS A GREAT VIEW OF THE EXPANSIVE SIDE YARD. THERE IS A LARGE CONCRETE DRIVEWAY THAT HOLDS 4 CARS EASILY. THIS IS A GREAT HOME THAT COULDN'T BE IN A BETTER LOCATION IN FAIRVIEW!!

13. 2025-09-22
    soldstatus $192,500

    Show marketing remark (599 chars)

    WHAT A FIND!!! 1/2 MILE TO AVONIA BEACH !! THIS CUTE LITTLE RANCH IS ADORABLE. THERE IS PEG HARDWOOD FLOORING IN LIVING ROOM AND DINING ROOMS. BRICK FIREPLACE BETWEEN LR AND DR. THE KITCHEN IS LIGHT AND BRIGHT AND OPENS OUT ONTO EXPANSIVE DECK(NEEDS PARTIALLY REBUILT) WITH A WONDERFUL VIEW OF WOODS. THE BEDROOMS ARE ALL NICE SIZED AND HAVE DOUBLE CLOSETS. THE BASEMENT HAS GREAT POTENTIAL TO FINISH WITH A WALK OU THAT HAS A GREAT VIEW OF THE EXPANSIVE SIDE YARD. THERE IS A LARGE CONCRETE DRIVEWAY THAT HOLDS 4 CARS EASILY. THIS IS A GREAT HOME THAT COULDN'T BE IN A BETTER LOCATION IN FAIRVIEW!!

14. 2025-08-13
    status Pending 599-char remark

    Show marketing remark (599 chars)

    WHAT A FIND!!! 1/2 MILE TO AVONIA BEACH !! THIS CUTE LITTLE RANCH IS ADORABLE. THERE IS PEG HARDWOOD FLOORING IN LIVING ROOM AND DINING ROOMS. BRICK FIREPLACE BETWEEN LR AND DR. THE KITCHEN IS LIGHT AND BRIGHT AND OPENS OUT ONTO EXPANSIVE DECK(NEEDS PARTIALLY REBUILT) WITH A WONDERFUL VIEW OF WOODS. THE BEDROOMS ARE ALL NICE SIZED AND HAVE DOUBLE CLOSETS. THE BASEMENT HAS GREAT POTENTIAL TO FINISH WITH A WALK OU THAT HAS A GREAT VIEW OF THE EXPANSIVE SIDE YARD. THERE IS A LARGE CONCRETE DRIVEWAY THAT HOLDS 4 CARS EASILY. THIS IS A GREAT HOME THAT COULDN'T BE IN A BETTER LOCATION IN FAIRVIEW!!

15. 2025-07-25
    price $210,000 599-char remark

    Show marketing remark (599 chars)

    WHAT A FIND!!! 1/2 MILE TO AVONIA BEACH !! THIS CUTE LITTLE RANCH IS ADORABLE. THERE IS PEG HARDWOOD FLOORING IN LIVING ROOM AND DINING ROOMS. BRICK FIREPLACE BETWEEN LR AND DR. THE KITCHEN IS LIGHT AND BRIGHT AND OPENS OUT ONTO EXPANSIVE DECK(NEEDS PARTIALLY REBUILT) WITH A WONDERFUL VIEW OF WOODS. THE BEDROOMS ARE ALL NICE SIZED AND HAVE DOUBLE CLOSETS. THE BASEMENT HAS GREAT POTENTIAL TO FINISH WITH A WALK OU THAT HAS A GREAT VIEW OF THE EXPANSIVE SIDE YARD. THERE IS A LARGE CONCRETE DRIVEWAY THAT HOLDS 4 CARS EASILY. THIS IS A GREAT HOME THAT COULDN'T BE IN A BETTER LOCATION IN FAIRVIEW!!

16. 2025-07-19
    listed $220,000 Active 599-char remark

    Show marketing remark (599 chars)

    WHAT A FIND!!! 1/2 MILE TO AVONIA BEACH !! THIS CUTE LITTLE RANCH IS ADORABLE. THERE IS PEG HARDWOOD FLOORING IN LIVING ROOM AND DINING ROOMS. BRICK FIREPLACE BETWEEN LR AND DR. THE KITCHEN IS LIGHT AND BRIGHT AND OPENS OUT ONTO EXPANSIVE DECK(NEEDS PARTIALLY REBUILT) WITH A WONDERFUL VIEW OF WOODS. THE BEDROOMS ARE ALL NICE SIZED AND HAVE DOUBLE CLOSETS. THE BASEMENT HAS GREAT POTENTIAL TO FINISH WITH A WALK OU THAT HAS A GREAT VIEW OF THE EXPANSIVE SIDE YARD. THERE IS A LARGE CONCRETE DRIVEWAY THAT HOLDS 4 CARS EASILY. THIS IS A GREAT HOME THAT COULDN'T BE IN A BETTER LOCATION IN FAIRVIEW!!

17. 1973-03-22
    soldstatus $31,400

ⓘ 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: $2,450 · $204/mo
• Projected year-2 tax: $3,081 · $257/mo
• Expected delta: +$631/yr (+$53/mo · 25.7%)

ⓘ 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 ≥90°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,250
• − Mortgage interest: −$13,158
• − Property taxes: −$2,450
• − Insurance: −$1,174
• − Repairs & maintenance: −$1,860
• − Management: −$1,860
• − Depreciation: −$6,833
• Taxable loss: −$4,086
• Est. tax savings @ 24.0%: +$981
• After-tax cash flow: $941/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: Fairview SD
• NCES district ID: 4209570
• Math proficiency: 54% ▼ -13.00%
• Reading proficiency: 74% ▼ -9.00%
• Median HH income: $74,956
• Composite: 56.7/100
• National rank: #1130
• State rank: #42 of 539 in PA

Livability — Avonia

• Score: 72/100
• State rank: #624
• US rank: #6004

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Avonia, PA
• Population (ZIP): 10,251

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 (92%)
• Race & ethnicity: White 92% Two or more races 3% Asian 3% Hispanic / Latino 1%
• Common ancestry: Romanian 14% Slovak 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1%

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: ▼ -90.57%
• Current HPI: 256.1235
• 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

+648.1% since first listed

7 events — show timeline

• 2026-05-21 Listed $234,900 GEBOR
• 2025-09-22 Sold (Public Records) $192,500 Public Records
• 2025-09-22 Sold (MLS) $192,500 GEBOR
• 2025-08-13 Pending — GEBOR
• 2025-07-25 Price Changed $210,000 GEBOR
• 2025-07-19 Listed $220,000 GEBOR
• 1973-03-22 Sold (Public Records) $31,400 Public Records

Property tax history

+2.6%/yr

Latest (2026): $2,450 · +3.2% YoY. Source: county tax records.