418 11th St · Franklin, PA 16323

$125,000

8 bd · 3.0 ba · 3,378 sqft · SingleFamily public records · 59 Days on market

Built 1915 2,613 sqft lot $37/sqft · 23% below area Est $163k · 23% under

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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 +27.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.3/10.0
• 1% rule +7.7/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This early 20th century Victorian/Neoclassical Revival home showcases exceptional craftsmanship and timeless architectural detail throughout. From the moment you step inside, you'll appreciate the ornate plaster ceilings, coffered ceilings, decorative medallions, and crown molding with ornamental frieze. Rich character continues with five beautifully detailed fireplace mantels, raised panel wainscoting, and classic pocket doors. The home offers generous living space with five bedrooms and two full baths on the main and second floors. The third floor provides additional versatility with two bedrooms, a full bath, and a kitchen—ideal for a private apartment, guest suite, or potential income-producing space. Conveniently located within walking distance to downtown Franklin, you'll enjoy easy access to local shops, restaurants, parks, and recreational activities. Whether you're looking for a spacious primary residence, multi-generational living, or a potential Investment property.

Key facts

• Coffered ceilings
• Ornamental frieze
• Fireplace mantels

Tags

• ORNATE PLASTER CEILINGS
• COFFERED CEILINGS
• DECORATIVE MEDALLIONS
• CROWN MOLDING
• ORNAMENTAL FRIEZE
• FIREPLACE MANTELS

What this means for you Summary

Snapshot

• This is a 8-bed/3.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 4.8% in Franklin — 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 69/100 on livability (#812 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, schools D, employment D.
• Franklin Area SD (rural): math 29% / reading 46% proficiency, ranked #388 of 539 in PA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 51 active listings in the ZIP; 42 units permitted in Venango County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Venango County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $55k; list at $125k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1915 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.27% ✓
• Cap rate: 9.65%
• Cash-on-cash: 11.99%
• DSCR: 1.53
• GRM: 6.6

CMA / ARV

• ARV (median comp): $163,231
• List price: $125,000
• Delta: -23.42%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.1%
• Equity multiple: 3.58×
• Total profit: $90,403
• Equity at exit: $112,610

10-year hold

• IRR: 28.6%
• Equity multiple: 8.11×
• Total profit: $248,801
• Equity at exit: $242,848

Cash invested: $35,000 (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 16323

• Home prices YoY: 12.2%
• Active inventory: 51
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,587 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$196 /mo · $2,357/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $350

Break-even live

Break-even rent $1,144

Max offer price $125,000

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $125,000 Active 59 DOM
2. 2026-06-18
   days on market $125,000 Active 58 DOM
3. 2026-06-17
   days on market $125,000 Active 57 DOM
4. 2026-06-16
   days on market $125,000 Active 56 DOM
5. 2026-06-15
   days on market $125,000 Active 55 DOM
6. 2026-06-14
   days on market $125,000 Active 53 DOM
7. 2026-06-13
   days on market $125,000 Active 52 DOM
8. 2026-06-10
   days on market $125,000 Active 50 DOM
9. 2026-06-09
   days on market $125,000 Active 49 DOM
10. 2026-06-08
    days on market $125,000 Active 48 DOM
11. 2026-06-07
    days on market $125,000 Active 47 DOM
12. 2026-06-02
    days on market $125,000 Active 42 DOM
13. 2026-06-01
    days on market $125,000 Active 41 DOM
14. 2026-05-31
    days on market $125,000 Active 40 DOM
15. 2026-05-30
    days on market $125,000 Active 39 DOM
16. 2026-05-01
    status Active 997-char remark

    Show marketing remark (997 chars)

    This early 20th century Victorian/Neoclassical Revival home showcases exceptional craftsmanship and timeless architectural detail throughout. From the moment you step inside, you'll appreciate the ornate plaster ceilings, coffered ceilings, decorative medallions, and crown molding with ornamental frieze. Rich character continues with five beautifully detailed fireplace mantels, raised panel wainscoting, and classic pocket doors. The home offers generous living space with five bedrooms and two full baths on the main and second floors. The third floor provides additional versatility with two bedrooms, a full bath, and a kitchen—ideal for a private apartment, guest suite, or potential income-producing space. Conveniently located within walking distance to downtown Franklin, you'll enjoy easy access to local shops, restaurants, parks, and recreational activities. Whether you're looking for a spacious primary residence, multi-generational living, or a potential Investment property.

17. 2026-04-27
    historical Active Under Contract 997-char remark

    Show marketing remark (997 chars)

    This early 20th century Victorian/Neoclassical Revival home showcases exceptional craftsmanship and timeless architectural detail throughout. From the moment you step inside, you'll appreciate the ornate plaster ceilings, coffered ceilings, decorative medallions, and crown molding with ornamental frieze. Rich character continues with five beautifully detailed fireplace mantels, raised panel wainscoting, and classic pocket doors. The home offers generous living space with five bedrooms and two full baths on the main and second floors. The third floor provides additional versatility with two bedrooms, a full bath, and a kitchen—ideal for a private apartment, guest suite, or potential income-producing space. Conveniently located within walking distance to downtown Franklin, you'll enjoy easy access to local shops, restaurants, parks, and recreational activities. Whether you're looking for a spacious primary residence, multi-generational living, or a potential Investment property.

18. 2026-04-21
    listed $125,000 Active 997-char remark

    Show marketing remark (997 chars)

    This early 20th century Victorian/Neoclassical Revival home showcases exceptional craftsmanship and timeless architectural detail throughout. From the moment you step inside, you'll appreciate the ornate plaster ceilings, coffered ceilings, decorative medallions, and crown molding with ornamental frieze. Rich character continues with five beautifully detailed fireplace mantels, raised panel wainscoting, and classic pocket doors. The home offers generous living space with five bedrooms and two full baths on the main and second floors. The third floor provides additional versatility with two bedrooms, a full bath, and a kitchen—ideal for a private apartment, guest suite, or potential income-producing space. Conveniently located within walking distance to downtown Franklin, you'll enjoy easy access to local shops, restaurants, parks, and recreational activities. Whether you're looking for a spacious primary residence, multi-generational living, or a potential Investment property.

19. 2017-10-17
    soldstatus $55,000
20. 2003-09-26
    soldstatus $55,500 201-char remark

    Show marketing remark (201 chars)

    Large family home close to downtown area. Beautiful woodwork, brick exterior, third floor is finished and offers a living room, kitchen, 2 bedrooms & bath. BOOKSHELVES IN FAMILY ROOM DO NOT STAY.

21. 2003-09-26
    soldstatus $55,500

    Show marketing remark (201 chars)

    Large family home close to downtown area. Beautiful woodwork, brick exterior, third floor is finished and offers a living room, kitchen, 2 bedrooms & bath. BOOKSHELVES IN FAMILY ROOM DO NOT STAY.

ⓘ 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: $2,357 · $196/mo
• Projected year-2 tax: $2,357 · $196/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥93°F today · 20 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: $19,044
• − Mortgage interest: −$7,002
• − Property taxes: −$2,357
• − Insurance: −$625
• − Repairs & maintenance: −$1,524
• − Management: −$1,524
• − Depreciation: −$3,636
• Taxable income: $2,377
• Est. tax owed @ 24.0%: −$571
• After-tax cash flow: $3,627/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: Franklin Area SD
• NCES district ID: 4210200
• Math proficiency: 29% ▼ -6.00%
• Reading proficiency: 46% ▼ -12.00%
• Median HH income: $43,451
• Composite: 31.73/100
• National rank: #5910
• State rank: #388 of 539 in PA

Livability — Franklin

• Score: 69/100
• State rank: #812
• US rank: #8260

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Franklin, PA
• Population (ZIP): 14,694

Population outlook (Venango County) Hauer SSP2

• Today (2025): 48,827 people
• By 2030: 46,061 · -5.7%
• By 2040: 39,989 · -18.1%
• By 2050: 34,094 · -30.2%
• By 2075: 22,500 · -53.9%
• By 2100: 13,659 · -72.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Black 2%
• Common ancestry: Romanian 4% Iranian 3% Serbian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Venango

• 2024 margin: Solid R (+42.1) · D 28.5% · R 70.6%
• 2008→2024 swing: -22.9pp toward R · 2008: -19.2pp · 2024: -42.1pp
• All cycles: 2024: R+42.1 2020: R+41.4 2016: R+42.4 2012: R+26.3 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 26.68%
• Current HPI: 245.9766
• 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

+125.2% since first listed

6 events — show timeline

• 2026-05-01 Relisted — AVBREALTORS
• 2026-04-27 Contingent — AVBREALTORS
• 2026-04-21 Listed $125,000 AVBREALTORS
• 2017-10-17 Sold (Public Records) $55,000 Public Records
• 2003-09-26 Sold (Public Records) $55,500 Public Records
• 2003-09-26 Sold (MLS) $55,500 AVBREALTORS

Property tax history

+1.5%/yr

Latest (2026): $2,357 · +3.3% YoY. Source: county tax records.