7239 Rupert Dr · Fairview, PA 16415

$217,000

2 bd · 1.5 ba · 1,060 sqft · SingleFamily public records · 39 Days on market

Built 1960 0.29 ac lot $205/sqft · 21% above area Est $180k · 21% over

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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).

• Cash flow +24.1/30.0
• DSCR +7.8/10.0
• 1% rule +6.1/10.0
• Schools +5.7/10.0
• Livability +4.2/5.0
• 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

Welcome to your new home! This cute and cozy 2 bedroom home in Fairview township is a small slice of suburban paradise. Over 1/4 of an acre of land perfect for the summer bonfires, a large shed and even bigger garage to store your cars and toys, a lovely wraparound porch in the rear, and comfortable living spaces with a freshly remodeled kitchen. This house is begging to be your new home!

Key facts

• Remodeled kitchen
• 1/4 acre land
• Large shed

Tags

• 1/4 ACRE LAND
• LARGE SHED
• WRAPAROUND PORCH
• REMODELED KITCHEN

Property features AI

Exterior

• Parking: Detached garage with automatic opener; Approximately 2.5 garage spaces (total 6 parking spaces)
• Security: Fire alarm
• Utilities: Public water; Cable available
• Home design: Single-family residence; One-level / 1 story
• Construction: Brick construction; Asphalt roof; Built with a foundation and full basement
• Exterior features: Porch; Shed(s)

Interior

• Kitchen: Dishwasher; Electric oven; Electric range
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating
• Interior features: Window coverings and drapes; Wood-burning stove fireplace; Full basement; Storage

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $217k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $217k).
• Recommended offer: $210k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 2.0% in Fairview — 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 83/100 on livability (#123 in PA, #963 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F.
• 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; 1 comparable units currently listed for rent nearby; 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 39 days — a 3% lower offer ($210k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $217k implies a 262% gain — meaningful room to come down on a strong offer.

Recommended offer $210,490 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.11% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.47%
• DSCR: 1.38
• GRM: 7.5

CMA / ARV

• ARV (median comp): $179,797
• List price: $217,000
• Delta: 20.69%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7289 Merritt Dr	0.23mi	3/1.0 (+1)	1,012 (-4%)	1mo	$172,000	$170	74
3409 Michael Dr	0.11mi	3/1.0 (+1)	1,020 (-4%)	22mo	$185,000	$181	64
7270 Curtze Dr	0.11mi	3/1.0 (+1)	988 (-7%)	19mo	$170,000	$172	61
3515 Birchard Dr	0.29mi	3/1.0 (+1)	925 (-13%)	2mo	$150,000	$162	57
7422 Chestnut St	0.49mi	2/1.0	1,096 (+3%)	20mo	$185,000	$169	52
7383 Chestnut St	0.45mi	2/1.0	938 (-12%)	10mo	$205,000	$219	50
7651 Wellman Dr	0.65mi	3/2.0 (+1)	1,144 (+8%)	10mo	$260,000	$227	41

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-7,828
• Equity at exit: $32,355

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $28,435
• Equity at exit: $18,762

Cash invested: $60,760 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,406 medium
• Mortgage (P&I): −$1,138
• Tax from tax record: −$243 /mo · $2,917/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $429

Break-even live

Break-even rent $1,863

Max offer price $217,000

Occupancy floor 77%

Sensitivity live

Price	-10% $552	-5% $490	+0% $429	+5% $367	+10% $306
Rent	-10% $239	-5% $334	+0% $429	+5% $524	+10% $619
Rate	-1.0pp $538	-0.5pp $484	base $429	+0.5pp $373	+1.0pp $315

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: $54,250
• Closing costs: $6,510
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5885 Bluestone Dr Fairview, PA	1.0–3.0	1.0–2.5	1445	$2,406	$1.66	44d	51	1.34mi

Listing history 20 events

1. 2026-06-19
   days on market $217,000 Active 39 DOM
2. 2026-06-18
   days on market $217,000 Active 38 DOM
3. 2026-06-17
   days on market $217,000 Active 37 DOM
4. 2026-06-16
   days on market $217,000 Active 36 DOM
5. 2026-06-15
   days on market $217,000 Active 35 DOM
6. 2026-06-14
   days on market $217,000 Active 33 DOM
7. 2026-06-13
   days on market $217,000 Active 32 DOM
8. 2026-06-10
   days on market $217,000 Active 30 DOM
9. 2026-06-09
   days on market $217,000 Active 29 DOM
10. 2026-06-08
    days on market $217,000 Active 28 DOM
11. 2026-06-07
    days on market $217,000 Active 27 DOM
12. 2026-06-05
    days on market $217,000 Active 24 DOM
13. 2026-06-02
    days on market $217,000 Active 22 DOM
14. 2026-06-01
    days on market $217,000 Active 21 DOM
15. 2026-05-31
    days on market $217,000 Active 20 DOM
16. 2026-05-30
    days on market $217,000 Active 19 DOM
17. 2026-05-11
    listed $224,900 Active 391-char remark
18. 1998-09-03
    soldstatus $60,000
19. 1988-08-15
    soldstatus $40,000
20. 1980-05-28
    soldstatus $30,000

ⓘ 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: $2,917 · $243/mo
• Projected year-2 tax: $3,173 · $264/mo
• Expected delta: +$256/yr (+$21/mo · 8.8%)

ⓘ 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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,866
• − Mortgage interest: −$12,155
• − Property taxes: −$2,917
• − Insurance: −$1,085
• − Repairs & maintenance: −$2,309
• − Management: −$2,309
• − Depreciation: −$6,313
• Taxable income: $1,778
• Est. tax owed @ 24.0%: −$427
• After-tax cash flow: $4,720/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 — Fairview

• Score: 83/100
• State rank: #123
• US rank: #963

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairview, 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

+623.3% since first listed

5 events — show timeline

• 2026-05-24 Price Changed $217,000 GEBOR
• 2026-05-11 Listed $224,900 GEBOR
• 1998-09-03 Sold (Public Records) $60,000 Public Records
• 1988-08-15 Sold (Public Records) $40,000 Public Records
• 1980-05-28 Sold (Public Records) $30,000 Public Records

Property tax history

+2.2%/yr

Latest (2026): $2,917 · +3.2% YoY. Source: county tax records.