2730 Depot Rd · Northwest Harborcreek, PA 16421

$119,900

3 bd · 1.0 ba · 1,219 sqft · SingleFamily public records · 20 Days on market

Built 1953 1.00 ac lot $98/sqft · 46% below area Est $221k · 46% under ↓ 8% 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).

• ARV discount +15.0/15.0
• Cash flow +12.8/30.0
• Schools +5.5/10.0
• 1% rule +4.7/10.0
• Livability +4.5/5.0
• DSCR +3.8/10.0
• Appreciation +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great opportunity to build quick equity in a great Harborcreek location and within the Harborcreek school district. This home will require a CASH ONLY buyer or possibly a renovation loan, but the payoff is clear with strong equity for the next owner. Set on a rare one acre lot just minutes from schools and shopping, this property offers space, location, and serious upside. The home is in solid condition with a spacious family room addition that expands the living area far beyond what you expect. Three bedrooms include two on the second floor, giving flexibility for a variety of layouts. Some key updates are already in place, including a newer furnace, while the roof and basement need attent

Key facts

• One acre lot
• Newer furnace
• Harborcreek location

Tags

• HARBORCREEK LOCATION
• HARBORCREEK SCHOOL DISTRICT
• ONE ACRE LOT
• SPACIOUS FAMILY ROOM ADDITION
• NEWER FURNACE
• HARD TO FIND LOT

Property features AI

Finance

• Other: Lot is approximately 1 acre (dimensions ~85 x 400), cleared and level, paved road access

Exterior

• Parking: 2 parking spaces
• Security: Fire alarm
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half story; Fixer condition; R-1 zoning
• Construction: Frame construction; Asphalt roof; Built on foundation with partial basement (year built not provided)
• Exterior features: Covered patio; Storage; Shed(s)

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Ceiling fan cooling
• Interior features: Ceiling fans; Wood-burning fireplace; Partial, unfinished basement (lower level)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $-12 ($-144/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (3.1% below list).
• Recommended offer: $116k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 2.3% in Northwest Harborcreek — 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 89/100 on livability (#25 in PA, #149 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools D.
• Harbor Creek SD (suburban): math 54% / reading 73% proficiency, ranked #53 of 539 in PA (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 15 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 $829 of loan paydown is wiped out by about $4k 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 20 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,166 (3.1% 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 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.97% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.43%
• DSCR: 0.98
• GRM: 8.6

CMA / ARV

• ARV (median comp): $220,919
• List price: $119,900
• Delta: -45.73%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2730 Depot Rd	0.00mi	3/1.0	1,219 (0%)	1mo	$110,000	$90	100
6797 Buffalo Rd	0.71mi	3/1.0	1,290 (+6%)	3mo	$94,750	$73	55
7124 Mcgill Rd	0.65mi	3/2.0	1,352 (+11%)	19mo	$259,900	$192	32

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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-20,111
• Equity at exit: $17,877

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-18,170
• Equity at exit: $10,367

Cash invested: $33,572 (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 16421

• Home prices YoY: -1.3%
• Active inventory: 15
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,162 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$251 /mo · $3,011/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $-12

Break-even live

Break-even rent $1,177

Max offer price $117,787

Occupancy floor 96%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-15
   status Pending 900-char remark
2. 2026-04-25
   listed $119,900 Active 900-char remark
3. 2022-06-27
   listed $120,000

ⓘ 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: $3,011 · $251/mo
• Projected year-2 tax: $3,011 · $251/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $13,940
• − Mortgage interest: −$6,716
• − Property taxes: −$3,011
• − Insurance: −$600
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$3,488
• Taxable loss: −$2,106
• Est. tax savings @ 24.0%: +$505
• After-tax cash flow: $362/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: Harbor Creek SD
• NCES district ID: 4211490
• Math proficiency: 54% ▼ -13.00%
• Reading proficiency: 73% ▼ -8.00%
• Median HH income: $60,141
• Composite: 54.87/100
• National rank: #1312
• State rank: #53 of 539 in PA

Livability — Northwest Harborcreek

• Score: 89/100
• State rank: #25
• US rank: #149

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 11,709
• Population (ZIP): 2,251

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 (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Romanian 18% Serbian 3% Lithuanian 1%
• Foreign-born: 3%
• Languages at home: 95% English-only · German/W. Germanic 4%

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: ▼ -3.40%
• Current HPI: 263.7048
• 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

-8.3% since first listed

4 events — show timeline

• 2026-06-02 Sold (MLS) $110,000 GEBOR
• 2026-05-15 Pending — GEBOR
• 2026-04-25 Listed $119,900 GEBOR
• 2022-06-27 Listed $120,000 GEBOR

Property tax history

+3.0%/yr

Latest (2026): $3,011 · +4.5% YoY. Source: county tax records.