705 N Cottage St · Meadville, PA 16135

$89,900

3 bd · 1.0 ba · 1,416 sqft · SingleFamily · 19 Days on market

Built 1945 4,791 sqft lot Est $118k · 24% under ↓ 8% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Appreciation +5.0/10.0
• Livability +4.2/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

A Large 1,414 sq ft Home on a quiet Street. Home has 3 Bedrooms & 1 Bath with a Detached 2 Car Garage, plus a fenced in yard. The Property is being SOLD AS IS AND NO WARRANTY!! All offers must be submitted by the Buyer's agent via the RES. NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $225.00. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction. To submit your buyer's offer, simply click the link below. If you already have a RES. NET Agent account, you will be prompted to log in. If not, you will be prompted to create an account. To begin, cli

Key facts

• Quiet street
• Fenced in yard
• 4,791 sq ft lot

Tags

• QUIET STREET
• FENCED IN YARD

Property features AI

Finance

• Other: Property type: Residential

Exterior

• Parking: Detached garage; 2 garage spaces; Driveway; 2 covered parking spaces; Has open parking (additional spaces)
• Utilities: Public water; Public sewer; 100 Amp electric service; Cable available
• Home design: Residential property; Multi-level / split, two levels
• Construction: Aluminum siding; Composition roof; Other foundation; Built on a 0.11-acre lot
• Exterior features: Porch; Patio/porch noted (see remarks)

Interior

• Kitchen: Refrigerator
• Bedrooms: 4 total rooms (includes bedrooms and living spaces)
• Flooring: Hardwood; Tile; Other
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Refrigerator included; Full walk-out basement; No fireplace
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.5% 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: 1 active listings in the ZIP; 83 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (3.0% local appreciation)).
• 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 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: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.42% ✓
• Cap rate: 11.49%
• Cash-on-cash: 18.55%
• DSCR: 1.83
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $117,528
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
221 Locust St	0.14mi	3/1.5	1,464 (+3%)	9mo	$165,000	$113	79
362 Randolph St	0.13mi	3/1.5	1,344 (-5%)	8mo	$68,000	$51	77
249 Mount Hope St	0.16mi	2/1.5 (-1)	1,470 (+4%)	4mo	$97,500	$66	75
659 William St	0.16mi	3/1.0	1,575 (+11%)	0mo	$150,000	$95	74
571 Cullum St	0.41mi	3/1.5	1,352 (-4%)	6mo	$125,000	$92	66
607 Cullum St	0.39mi	3/1.0	1,296 (-8%)	2mo	$150,000	$116	66
626 Walnut St	0.71mi	3/1.0	1,459 (+3%)	2mo	$169,500	$116	60
573 Green St	0.55mi	3/2.0	1,485 (+5%)	4mo	$30,000	$20	59
712 State St	0.61mi	3/1.0	1,509 (+7%)	5mo	$125,000	$83	56
622 Walnut St	0.70mi	3/1.5	1,471 (+4%)	8mo	$95,000	$65	53
424 Clinton Ct	0.55mi	3/2.5	1,584 (+12%)	0mo	$80,000	$51	48
673 Washington St	0.72mi	2/2.0 (-1)	1,617 (+14%)	4mo	$53,000	$33	30

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: 24.9%
• Equity multiple: 2.42×
• Total profit: $35,635
• Equity at exit: $40,423

10-year hold

• IRR: 25.7%
• Equity multiple: 4.66×
• Total profit: $92,162
• Equity at exit: $62,297

Cash invested: $25,172 (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 16135

• Active inventory: 1
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,280 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$113 /mo · $1,362/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $389

Break-even live

Break-even rent $788

Max offer price $89,900

Occupancy floor 65%

Sensitivity live

Price	-10% $440	-5% $415	+0% $389	+5% $364	+10% $338
Rent	-10% $288	-5% $339	+0% $389	+5% $440	+10% $490
Rate	-1.0pp $434	-0.5pp $412	base $389	+0.5pp $366	+1.0pp $342

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-19
   days on market $89,900 Active 19 DOM
2. 2026-06-18
   days on market $89,900 Active 18 DOM
3. 2026-06-17
   days on market $89,900 Active 17 DOM
4. 2026-06-16
   days on market $89,900 Active 16 DOM
5. 2026-06-15
   days on market $89,900 Active 15 DOM
6. 2026-06-14
   days on market $89,900 Active 13 DOM
7. 2026-06-12
   days on market $89,900 Active 12 DOM
8. 2026-06-09
   days on market $89,900 Active 9 DOM
9. 2026-06-08
   days on market $89,900 Active 8 DOM
10. 2026-06-07
    days on market $89,900 Active 7 DOM
11. 2026-06-07
    days on market $89,900 Active 6 DOM
12. 2026-06-02
    days on market $89,900 Active 2 DOM
13. 2026-06-01
    remarks 695-char remark
14. 2026-06-01
    listed $89,900 Active 1 DOM

ⓘ 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: $1,362 · $113/mo
• Projected year-2 tax: $1,391 · $116/mo
• Expected delta: +$29/yr (+$2/mo · 2.2%)

ⓘ 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 ≥93°F today · 18 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: $15,365
• − Mortgage interest: −$5,036
• − Property taxes: −$1,362
• − Insurance: −$450
• − Repairs & maintenance: −$1,229
• − Management: −$1,229
• − Depreciation: −$2,615
• Taxable income: $3,444
• Est. tax owed @ 24.0%: −$827
• After-tax cash flow: $3,843/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: 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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

7 events — show timeline

• 2026-06-01 Listed $89,900 AVBREALTORS
• 2023-04-21 Pending — GEBOR
• 2023-04-13 Price Changed $70,000 West Penn MLS
• 2023-04-13 Price Changed $70,000 GEBOR
• 2023-04-06 Relisted — GEBOR
• 2023-01-19 Pending — GEBOR
• 2022-06-06 Listed $98,000 GEBOR

Property tax history

-4.4%/yr

Latest (2025): $1,362 · -2.0% YoY. Source: county tax records.