11776 Livermore Rd · Meadville, PA 16335

$90,000

2 bd · 1.0 ba · 1,250 sqft · SingleFamily · 1 Days on market

7,405 sqft lot $72/sqft · 36% below area Est $140k · 36% under

---

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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +5.7/10.0
• Livability +4.2/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great West Mead opportunity! This 2-bedroom, 1-bath home offers a fenced-in yard, a large back deck, and a spacious kitchen with plenty of cabinet and countertop space. Recent updates include a newer furnace and new flooring in the living room, dining area, and first-floor bedroom. Located just outside of town, while still close to shopping, dining, and amenities. A great option for investors, first-time buyers, or anyone looking for an affordable home in a convenient location.

Key facts

• Large back deck
• Newer furnace
• Spacious kitchen

Tags

• FENCED-IN YARD
• LARGE BACK DECK
• SPACIOUS KITCHEN
• NEWER FURNACE
• NEW FLOORING
• CONVENIENT LOCATION

Property features AI

Exterior

• Utilities: Private water; Public sewer; Cable available
• Home design: Single-family residence; One and one-half stories; Vinyl siding; Residential property
• Construction: Asphalt roof
• Exterior features: Deck; Rolling slope lot

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Water softener; Unfinished basement; Total of 6 rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($961 rent vs $90k).
• Cap rate 9.1% 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; 83 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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.
• Current owner paid $77k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $90,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.07% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.89%
• DSCR: 1.44
• GRM: 7.8

CMA / ARV

• ARV (median comp): $140,191
• List price: $90,000
• Delta: -35.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1042 S Morgan St	0.27mi	3/1.0 (+1)	1,224 (-2%)	0mo	$125,000	$102	78
11580 Pierson Ave	0.28mi	3/1.0 (+1)	1,248 (-0%)	8mo	$135,000	$108	76
875 Thurston Rd	0.42mi	3/1.5 (+1)	1,312 (+5%)	5mo	$225,000	$171	61
828 Irvin Ave	0.20mi	3/1.5 (+1)	1,360 (+9%)	12mo	$140,000	$103	59
759 Hartman	0.59mi	3/1.5 (+1)	1,300 (+4%)	1mo	$135,000	$104	58
684 Davenport St	0.65mi	3/1.0 (+1)	1,300 (+4%)	1mo	$73,000	$56	57
762 Pine St	0.29mi	3/3.0 (+1)	1,130 (-10%)	10mo	$160,000	$142	50
11476 Williamson Rd	0.57mi	3/1.5 (+1)	1,344 (+8%)	10mo	$200,000	$149	46
20743 Alden St	0.40mi	3/1.5 (+1)	1,400 (+12%)	11mo	$103,000	$74	45
596 Williamson Rd	0.67mi	3/1.0 (+1)	1,152 (-8%)	9mo	$122,000	$106	43
719 N Morgan St	0.62mi	3/2.0 (+1)	1,324 (+6%)	11mo	$165,500	$125	43
802 Brawley Ave	0.61mi	3/2.0 (+1)	1,392 (+11%)	6mo	$160,000	$115	39

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-1,380
• Equity at exit: $13,419

10-year hold

• IRR: 8.2%
• Equity multiple: 1.62×
• Total profit: $15,721
• Equity at exit: $7,782

Cash invested: $25,200 (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: 7.8×

Monthly cashflow live

• Estimated rent: $961 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$42 /mo · $503/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $208

Break-even live

Break-even rent $698

Max offer price $90,000

Occupancy floor 73%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-07
   status Pending 482-char remark
2. 2026-05-05
   listed $90,000 Active 482-char remark
3. 2016-07-11
   soldstatus $77,000
4. 2015-03-23
   listed $84,900

ⓘ 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: $503 · $42/mo
• Projected year-2 tax: $963 · $80/mo
• Expected delta: +$459/yr (+$38/mo · 91.3%)

ⓘ 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 ≥92°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: $11,532
• − Mortgage interest: −$5,041
• − Property taxes: −$503
• − Insurance: −$450
• − Repairs & maintenance: −$923
• − Management: −$923
• − Depreciation: −$2,618
• Taxable income: $1,074
• Est. tax owed @ 24.0%: −$258
• After-tax cash flow: $2,236/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

• 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

+6.0% since first listed

4 events — show timeline

• 2026-05-07 Pending — GEBOR
• 2026-05-05 Listed $90,000 GEBOR
• 2016-07-11 Sold (Public Records) $77,000 Public Records
• 2015-03-23 Listed $84,900 GEBOR

Property tax history

-6.1%/yr

Latest (2025): $503 · -3.0% YoY. Source: county tax records.