40 E Ransom St · Port Allegany, PA 16743

$98,900

4 bd · 1.5 ba · 1,088 sqft · Other public records · 33 Days on market

Built 1953 8,712 sqft lot

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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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Appreciation +6.1/10.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming in-town home situated on a level . 20-acre lot with plenty of potential! This property features a convenient first-floor bedroom and 1/2bath, with two additional bedrooms located upstairs. The home offers low-maintenance vinyl siding and a durable metal roof. Spacious yard provides room for gardening, outdoor entertaining, or future improvements. Conveniently located close to town amenities, shopping, and schools. A great opportunity for homeowners or investors looking to add their personal touch!

Key facts

• Spacious yard
• First-floor bedroom
• Metal roof

Tags

• FIRST-FLOOR BEDROOM
• VINYL SIDING
• METAL ROOF
• SPACIOUS YARD
• CLOSE TO TOWN AMENITIES

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2 stories
• Construction: Vinyl siding
• Exterior features: Metal roof; Lot about 0.2 acre

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Gas water heater; 8 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $99k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#804 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Port Allegany SD (rural): math 26% / reading 40% proficiency, ranked #433 of 539 in PA (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 29 units permitted in McKean County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($684 loan paydown + $2k appreciation (2.1% local appreciation)).
• McKean County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.1% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,933 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1953 — 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. 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.
5. 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.
6. 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: 1.13% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.93%
• DSCR: 1.40
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.7%
• Equity multiple: 1.74×
• Total profit: $20,563
• Equity at exit: $39,699

10-year hold

• IRR: 16.2%
• Equity multiple: 3.19×
• Total profit: $60,634
• Equity at exit: $57,701

Cash invested: $27,692 (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 16743

• Home prices YoY: 1.6%
• Active inventory: 14
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,120 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$119 /mo · $1,429/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $206

Break-even live

Break-even rent $859

Max offer price $98,900

Occupancy floor 77%

Sensitivity live

Price	-10% $262	-5% $234	+0% $206	+5% $178	+10% $150
Rent	-10% $117	-5% $162	+0% $206	+5% $250	+10% $294
Rate	-1.0pp $256	-0.5pp $231	base $206	+0.5pp $180	+1.0pp $154

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: $24,725
• Closing costs: $2,967
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   statusdays on market $98,900 Active Under Contract 33 DOM
2. 2026-06-18
   price $98,900 Active 31 DOM
3. 2026-06-18
   days on market $109,900 Active 31 DOM
4. 2026-06-17
   days on market $109,900 Active 30 DOM
5. 2026-06-16
   days on market $109,900 Active 29 DOM
6. 2026-06-15
   days on market $109,900 Active 28 DOM
7. 2026-06-13
   days on market $109,900 Active 26 DOM
8. 2026-06-12
   days on market $109,900 Active 25 DOM
9. 2026-06-09
   days on market $109,900 Active 22 DOM
10. 2026-06-08
    days on market $109,900 Active 21 DOM
11. 2026-06-08
    days on market $109,900 Active 20 DOM
12. 2026-06-07
    days on market $109,900 Active 19 DOM
13. 2026-06-04
    days on market $109,900 Active 16 DOM
14. 2026-06-02
    days on market $109,900 Active 15 DOM
15. 2026-06-01
    price $109,900 Active 14 DOM
16. 2026-06-01
    days on market $119,900 Active 14 DOM
17. 2026-05-31
    days on market $119,900 Active 13 DOM
18. 2026-05-18
    listed $119,900 Active

ⓘ 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: $1,429 · $119/mo
• Projected year-2 tax: $1,496 · $125/mo
• Expected delta: +$67/yr (+$6/mo · 4.7%)

ⓘ 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 ≥89°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,442
• − Mortgage interest: −$5,540
• − Property taxes: −$1,429
• − Insurance: −$494
• − Repairs & maintenance: −$1,075
• − Management: −$1,075
• − Depreciation: −$2,877
• Taxable income: $951
• Est. tax owed @ 24.0%: −$228
• After-tax cash flow: $2,244/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: Port Allegany SD
• NCES district ID: 4219530
• Math proficiency: 26% ▼ -10.00%
• Reading proficiency: 40% ▼ -18.00%
• Median HH income: $41,306
• Composite: 27.8/100
• National rank: #6890
• State rank: #433 of 539 in PA

Livability — Port Allegany

• Score: 69/100
• State rank: #804
• US rank: #8184

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Allegany, PA
• Population (ZIP): 3,960

Population outlook (McKean County) Hauer SSP2

• Today (2025): 40,518 people
• By 2030: 39,290 · -3.0%
• By 2040: 36,438 · -10.1%
• By 2050: 33,556 · -17.2%
• By 2075: 27,682 · -31.7%
• By 2100: 21,726 · -46.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 2% Italian 1% Lithuanian 1%
• Foreign-born: 1% · South Korea
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · McKean

• 2024 margin: Solid R (+47.2) · D 26.0% · R 73.2%
• 2008→2024 swing: -29.9pp toward R · 2008: -17.3pp · 2024: -47.2pp
• All cycles: 2024: R+47.2 2020: R+46.2 2016: R+47.2 2012: R+28.2 2008: R+17.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.13%
• Current HPI: 135.0654
• 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

1 event — show timeline

• 2026-05-18 Listed $119,900 NMPA

Property tax history

+2.5%/yr

Latest (2025): $1,429 · +4.6% YoY. Source: county tax records.