13334 Dunham Rd · Fredericksburg, PA 16335

$169,900

12 bd · 12.0 ba · 2,160 sqft · MultiFamily · 31 Days on market

Built 1949 Fair condition

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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
• Livability +3.5/5.0
• 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: 3 units. confirmed

Listing remarks

This is a fantastic investment opportunity located near Meadville. Three units have already been updated and are occupied by long-term tenants, ensuring reliable income. Properties like this are in high demand and won't be available for long. Call today to go look at the property.

Key facts

• Updated units
• Reliable income
• Long term tenants

Tags

• UPDATED UNITS
• LONG TERM TENANTS
• RELIABLE INCOME
• HIGH DEMAND

Property features AI

Finance

• Other: Zoning: see remarks
• Financial info: Reported rents: Three units at $550 each, one unit at $650
• HOA & community: No HOA information provided

Exterior

• Parking: Total of 5 parking spaces
• Security: No security features provided
• Utilities: Public water; Septic tank sewer
• Home design: Two-story multi-family residential income building
• Construction: Aluminum siding construction
• Exterior features: Level to sloped lot; Paved road access; Asphalt roof

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: Four 1-bedroom units
• Flooring: No flooring details provided
• Bathrooms: Four 1-bath units
• Heating & cooling: Forced-air heating; Window air conditioning units
• Interior features: Residential income property with multiple units
• Laundry & utility: No laundry or utility appliance details provided

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/4.0-bath units multifamily listed at $170k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $343/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#790 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools C-, amenities F, commute 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).
• At $3,372/mo this rent would consume 70% of the median local household income ($58k/yr) (locally 953% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $48k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. 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: 1.98% ✓
• Cap rate: 16.81%
• Cash-on-cash: 37.58%
• DSCR: 2.67
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 19.8%
• Equity multiple: 1.81×
• Total profit: $38,361
• Equity at exit: $25,333

10-year hold

• IRR: 28.1%
• Equity multiple: 3.51×
• Total profit: $119,177
• Equity at exit: $14,690

Cash invested: $47,572 (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 16335

• Home prices YoY: -9.0%
• Active inventory: 133
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $3,372 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$708
• Net cashflow: $1,029

Break-even live

Break-even rent $2,069

Max offer price $169,900

Occupancy floor 64%

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

Units	Beds	Baths	Est. rent
▸ 3× units	4	4	$3,372
Total (3 units)			$3,372

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $169,900 Active 31 DOM
2. 2026-06-18
   days on market $169,900 Active 30 DOM
3. 2026-06-17
   days on market $169,900 Active 29 DOM
4. 2026-06-16
   days on market $169,900 Active 28 DOM
5. 2026-06-15
   days on market $169,900 Active 27 DOM
6. 2026-06-14
   days on market $169,900 Active 25 DOM
7. 2026-06-12
   days on market $169,900 Active 24 DOM
8. 2026-06-09
   days on market $169,900 Active 21 DOM
9. 2026-06-08
   days on market $169,900 Active 20 DOM
10. 2026-06-07
    days on market $169,900 Active 19 DOM
11. 2026-06-07
    days on market $169,900 Active 18 DOM
12. 2026-06-02
    days on market $169,900 Active 14 DOM
13. 2026-06-01
    days on market $169,900 Active 13 DOM
14. 2026-05-31
    days on market $169,900 Active 12 DOM
15. 2026-05-30
    days on market $169,900 Active 11 DOM
16. 2026-05-19
    listed $169,900 Active

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 17 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: $40,464
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$6,374
• − Repairs & maintenance: −$3,237
• − Management: −$3,237
• − Depreciation: −$4,943
• Taxable income: $10,607
• Est. tax owed @ 24.0%: −$2,546
• After-tax cash flow: $9,806/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 · 5 photos

Fair 45/100 Moderate rehab

This multi-family property requires moderate renovations, focusing on exterior repairs and landscaping to enhance its curb appeal and overall value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major landscaping — Overgrown vegetation

Value-add opportunities

• Both landscaping — Enhances curb appeal and property value
• Both exterior siding — Improves property appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
landscaping · Overgrown vegetation	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both landscaping — Enhances curb appeal and property value ↑
• Both exterior siding — Improves property appearance and 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 — Fredericksburg

• Score: 70/100
• State rank: #790
• US rank: #7972

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fredericksburg, PA
• County: Crawford County · 27,175 people
• 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

• 2026-05-19 Listed $169,900 GEBOR