859 Park Ave · Meadville, PA 16335

$107,000

1 bd · 2.0 ba · 1,216 sqft · MultiFamily · 121 Days on market

Fair condition 2,239 sqft lot $88/sqft · 6% above area Est $101k · 6% over

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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 +4.9/15.0
• Livability +4.2/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

High traffic area! Exceptional investment opportunity with strong income potential and long-term upside. This property offers an upstairs occupied unit and the potential for either another residential unit downstairs or a business. Off street parking, reasonable taxes and a location in the heart of Meadville.

Key facts

• Off street parking
• 2,239 sq ft lot
• 4 parking spots

Tags

• UPSTAIRS OCCUPIED UNIT
• OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath multifamily listed at $107k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $555 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $107k).
• Recommended offer: $94k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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; 1 comparable units currently listed for rent nearby; 83 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $740 of loan paydown is wiped out by about $3k 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 $30k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Recommended offer $94,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.53% ✓
• Cap rate: 12.52%
• Cash-on-cash: 22.24%
• DSCR: 1.99
• GRM: 5.4

CMA / ARV

• ARV (median comp): $101,174
• List price: $107,000
• Delta: 5.76%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
414 Arch St	0.34mi	2/2.0 (+1)	1,288 (+6%)	13mo	$92,000	$71	58

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: 15.0%
• Equity multiple: 1.60×
• Total profit: $18,057
• Equity at exit: $15,954

10-year hold

• IRR: 23.7%
• Equity multiple: 3.05×
• Total profit: $61,370
• Equity at exit: $9,251

Cash invested: $29,960 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,639 medium
• Mortgage (P&I): −$561
• Tax est. 1.5%: −$134 /mo · $1,605/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $555

Break-even live

Break-even rent $936

Max offer price $107,000

Occupancy floor 61%

Sensitivity live

Price	-10% $629	-5% $592	+0% $555	+5% $518	+10% $481
Rent	-10% $426	-5% $491	+0% $555	+5% $620	+10% $685
Rate	-1.0pp $609	-0.5pp $583	base $555	+0.5pp $528	+1.0pp $499

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,640
Total (2 units)			$1,639

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: $26,750
• Closing costs: $3,210
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
637 Pine St Meadville, PA	1.0–2.0	1.0–1.5	723	$1,335	$1.85	44d	1	0.76mi

Listing history 16 events

1. 2026-06-19
   days on market $107,000 Active 121 DOM
2. 2026-06-18
   days on market $107,000 Active 120 DOM
3. 2026-06-17
   days on market $107,000 Active 119 DOM
4. 2026-06-16
   days on market $107,000 Active 118 DOM
5. 2026-06-15
   days on market $107,000 Active 117 DOM
6. 2026-06-14
   days on market $107,000 Active 115 DOM
7. 2026-06-12
   days on market $107,000 Active 114 DOM
8. 2026-06-09
   days on market $107,000 Active 111 DOM
9. 2026-06-08
   days on market $107,000 Active 110 DOM
10. 2026-06-07
    days on market $107,000 Active 109 DOM
11. 2026-06-07
    days on market $107,000 Active 108 DOM
12. 2026-06-02
    days on market $107,000 Active 104 DOM
13. 2026-06-01
    days on market $107,000 Active 103 DOM
14. 2026-05-31
    days on market $107,000 Active 102 DOM
15. 2026-05-30
    days on market $107,000 Active 101 DOM
16. 2026-02-17
    listed $112,000 Active 311-char remark

    Show marketing remark (311 chars)

    High traffic area! Exceptional investment opportunity with strong income potential and long-term upside. This property offers an upstairs occupied unit and the potential for either another residential unit downstairs or a business. Off street parking, reasonable taxes and a location in the heart of Meadville.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,668
• − Mortgage interest: −$5,994
• − Property taxes: −$1,605
• − Insurance: −$535
• − Repairs & maintenance: −$1,573
• − Management: −$1,573
• − Depreciation: −$3,113
• Taxable income: $5,275
• Est. tax owed @ 24.0%: −$1,266
• After-tax cash flow: $5,398/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.

Condition & rehab AI · 10 photos

Fair 45/100 Moderate rehab

This property requires significant exterior and interior repairs and updates to improve its condition and value. The extensive work needed includes replacing siding, roof, flooring, and updating the interior and exterior spaces.

Repairs flagged

• Major Exterior siding — Exposed insulation and general wear
• Major Roof — Aged appearance
• Major Flooring — Worn carpet and outdated tile
• Major Interior walls/paint — Worn paint and outdated color scheme
• Major Bathrooms — Basic fixtures
• Major Kitchen — Basic appliances and outdated cabinetry
• Major HVAC/mechanicals — Basic units
• Major Landscaping — Snow-covered, unkempt appearance

Value-add opportunities

• Both Exterior siding and roof — Improves curb appeal and structural integrity
• Both Flooring and interior walls/paint — Enhances interior aesthetics and value
• Both Bathrooms and kitchen — Modernizes spaces and increases appeal
• Both HVAC and landscaping — Improves comfort and overall property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Exposed insulation and general wear	Major	$15,000–50,000
Roof · Aged appearance	Major	$15,000–50,000
Flooring · Worn carpet and outdated tile	Major	$15,000–50,000
Interior walls/paint · Worn paint and outdated color scheme	Major	$15,000–50,000
Bathrooms · Basic fixtures	Major	$15,000–50,000
Kitchen · Basic appliances and outdated cabinetry	Major	$15,000–50,000
HVAC/mechanicals · Basic units	Major	$15,000–50,000
Landscaping · Snow-covered, unkempt appearance	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both Exterior siding and roof — Improves curb appeal and structural integrity ↑
• Both Flooring and interior walls/paint — Enhances interior aesthetics and value ↑
• Both Bathrooms and kitchen — Modernizes spaces and increases appeal ↑
• Both HVAC and landscaping — Improves comfort and overall property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 2026-02-17 Listed $112,000 GEBOR