714 E 4th St · Erie, PA 16507

$100,000

6 bd · 2.0 ba · 1,584 sqft · MultiFamily public records · 19 Days on market

Built 1920 3,485 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Great investment opportunity where the tenants pay all utilities including electric, gas, water, sewer, and garbage. This property features 2 move-in ready units with 3 bedrooms and 1 bath each located on a dead-end street with low traffic. Seller also selling 717 E. 4th Street (which is directly across the street) and 809 E. 23rd Street, 4 units total, and can be bought as a package. Schedule your appoint on this well-oil machine, today!

Key facts

• Spacious layouts
• Near downtown
• 2 unit property

Tags

• 2 UNIT PROPERTY
• IMMEDIATE RENTAL INCOME
• SPACIOUS LAYOUTS
• CONVENIENTLY LOCATED
• NEAR DOWNTOWN
• PUBLIC TRANSPORTATION

Property features AI

Finance

• Financial info: Unit rents: one unit at $1,000/month and one unit at $850/month

Exterior

• Utilities: Public water; Public sewer
• Home design: Multi-family residential property; Two-story building; Two-unit configuration
• Construction: Vinyl siding; Composition roof
• Exterior features: Paved road access; R-2 zoning

Interior

• Bedrooms: Two units each with 3 bedrooms
• Bathrooms: Two units each with 1 bathroom
• Heating & cooling: Forced air heating; No central air
• Interior features: Forced air heating; No cooling

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $100k.

Deal economics

• At list price, monthly cash flow is $992 ($12k/yr) — positive. Per door: $496/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.2% vs local median 5.1% in Erie — 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 (#109 in PA, #840 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime D+, employment F.
• Erie City SD (urban): math 12% / reading 19% proficiency, ranked #510 of 539 in PA (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 39 active listings in the ZIP; lower-income renter base — watch delinquency; 364 units permitted in Erie County in 2024 (188 in 5+ unit buildings).
• At $2,097/mo this rent would consume 75% of the median local household income ($33k/yr) (locally 776% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $5k of equity ($691 loan paydown + $4k appreciation (4.2% local appreciation)).
• Erie County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 0.1% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k 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 ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $65k; list at $100k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.10% ✓
• Cap rate: 18.19%
• Cash-on-cash: 42.51%
• DSCR: 2.89
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $52,272
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
711 E 4th St	0.03mi	6/2.0	1,672 (+6%)	16mo	$55,000	$33	76
730 E 5th St	0.08mi	6/2.0	1,744 (+10%)	16mo	$49,900	$29	66
1114 Ash St	0.60mi	7/3.0 (+1)	1,672 (+6%)	18mo	$58,000	$35	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.17% appreciation · 0.1% rent growth · sell at horizon

5-year hold

• IRR: 47.1%
• Equity multiple: 3.70×
• Total profit: $75,610
• Equity at exit: $51,695

10-year hold

• IRR: 44.3%
• Equity multiple: 6.94×
• Total profit: $166,211
• Equity at exit: $85,354

Cash invested: $28,000 (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 16507

• Home prices YoY: 2.6%
• Rents YoY: 0.1%
• Active inventory: 39
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,097 high
• Mortgage (P&I): −$524
• Tax from tax record: −$99 /mo · $1,185/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $992

Break-even live

Break-even rent $842

Max offer price $100,000

Occupancy floor 48%

Sensitivity live

Price	-10% $1,048	-5% $1,020	+0% $992	+5% $963	+10% $935
Rent	-10% $826	-5% $909	+0% $992	+5% $1,075	+10% $1,157
Rate	-1.0pp $1,042	-0.5pp $1,017	base $992	+0.5pp $966	+1.0pp $940

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,096
Total (2 units)			$2,097

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $100,000 Active 19 DOM
2. 2026-06-19
   days on market $100,000 Active 17 DOM
3. 2026-06-18
   days on market $100,000 Active 16 DOM
4. 2026-06-17
   days on market $100,000 Active 15 DOM
5. 2026-06-16
   days on market $100,000 Active 14 DOM
6. 2026-06-15
   days on market $100,000 Active 13 DOM
7. 2026-06-14
   days on market $100,000 Active 11 DOM
8. 2026-06-13
   days on market $100,000 Active 10 DOM
9. 2026-06-10
   days on market $100,000 Active 8 DOM
10. 2026-06-09
    days on market $100,000 Active 7 DOM
11. 2026-06-08
    days on market $100,000 Active 6 DOM
12. 2026-06-07
    days on market $100,000 Active 5 DOM
13. 2026-06-05
    days on market $100,000 Active 2 DOM
14. 2026-06-03
    remarks 442-char remark
15. 2026-06-03
    listed $100,000 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: $1,185 · $99/mo
• Projected year-2 tax: $1,383 · $115/mo
• Expected delta: +$197/yr (+$16/mo · 16.7%)

ⓘ 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 ≥90°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,164
• − Mortgage interest: −$5,602
• − Property taxes: −$1,185
• − Insurance: −$500
• − Repairs & maintenance: −$2,013
• − Management: −$2,013
• − Depreciation: −$2,909
• Taxable income: $10,942
• Est. tax owed @ 24.0%: −$2,626
• After-tax cash flow: $9,275/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: Erie City SD
• NCES district ID: 4209300
• Math proficiency: 12% ▼ -11.00%
• Reading proficiency: 19% ▼ -16.00%
• Median HH income: $33,625
• Composite: 12.59/100
• National rank: #9617
• State rank: #510 of 539 in PA

Livability — Erie

• Score: 83/100
• State rank: #109
• US rank: #840

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Erie, PA
• County: Erie County · 92,215 people
• City population: 92,215
• Metro: Erie, PA
• Population (ZIP): 8,597
• Household income: $33,361
• Rent vs Own: 66.2% rent · 33.8% own
• Severe rent burden: 776.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 58% Black 24% Two or more races 9% Hispanic / Latino 8% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Romanian 10% Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 90% English-only · Spanish 5% Vietnamese 1% Russian/Polish/Slavic 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: ▲ 4.17%
• Current HPI: 163.92
• Rent YoY: ▲ 0.10%
• Metro: Erie, 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

+1566.7% since first listed

9 events — show timeline

• 2026-06-02 Listed $100,000 GEBOR
• 2023-10-25 Sold (Public Records) $64,950 Public Records
• 2023-10-16 Sold (MLS) $64,950 GEBOR
• 2023-08-31 Pending — GEBOR
• 2023-08-09 Delisted — GEBOR
• 2023-07-25 Pending — GEBOR
• 2023-06-22 Listed $69,900 GEBOR
• 2016-08-10 Sold (Public Records) $21,000 Public Records
• 1970-10-27 Sold (Public Records) $6,000 Public Records

Property tax history

+1.9%/yr

Latest (2026): $1,185 · +3.4% YoY. Source: county tax records.