20645 Blooming Valley Rd · Meadville, PA 16335

$145,000

3 bd · 1.0 ba · 1,393 sqft · SingleFamily · 4 Days on market

Built 1985 0.35 ac lot Est $149k · at est.

---

Why this score? — see what drove the D 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 +12.8/30.0
• ARV discount +8.7/15.0
• Livability +4.2/5.0
• DSCR +3.8/10.0
• Schools +3.3/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Solid 3BR/1BA home just outside Meadville on Blooming Valley Rd in the Neason Hill Elementary district, minutes from the fairgrounds and town. Bright living room with bay window flows into a kitchen featuring white cabinets, gas range, and peninsula breakfast bar. French doors open to an oversized back deck overlooking a level yard loaded with a complete playset (2 swings, slide, climbing net, covered fort), picnic tables, and a large storage shed. Three main-level bedrooms. Partially finished basement adds major bonus space with a cozy gas fireplace, previously used as a 4th bedroom, plus laundry area with newer washer/dryer included. Treadmill and elliptical negotiable. Central A/C, well

Key facts

• Level yard
• Oversized back deck
• Bay window

Tags

• BAY WINDOW
• PENINSULA BREAKFAST BAR
• OVERSIZED BACK DECK
• LEVEL YARD
• COMPLETE PLAYSET
• LARGE STORAGE SHED

Property features AI

Exterior

• Parking: Attached garage with garage door opener (1 garage space)
• Utilities: Private water; Public sewer
• Home design: Residential single-family home; Level lot; Zoned R-1
• Construction: Aluminum siding; Asphalt roof
• Exterior features: Storage; Deck; Shed(s)

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Window coverings and drapes; Finished partial basement; Gas fireplace (1)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-13 ($-160/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (20.8% below list).
• Recommended offer: $115k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.9% in Meadville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $1k of loan paydown is wiped out by about $4k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $114,825 (20.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.79% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.39%
• DSCR: 0.98
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $149,051
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20701 Baird Ave	0.32mi	3/1.0	1,413 (+1%)	22mo	$151,450	$107	65
802 Brawley Ave	0.61mi	3/2.0	1,392 (-0%)	6mo	$160,000	$115	63
20527 Baird Rd	0.17mi	3/1.0	1,200 (-14%)	10mo	$172,000	$143	61
759 Hartman	0.71mi	3/1.5	1,300 (-7%)	1mo	$135,000	$104	53
577 Randolph St	0.74mi	3/1.0	1,408 (+1%)	13mo	$142,000	$101	52
713 Davenport St	0.73mi	3/1.5	1,400 (+0%)	15mo	$139,500	$100	51
719 N Morgan St	0.61mi	3/2.0	1,324 (-5%)	11mo	$165,500	$125	50
712 State St	0.73mi	3/1.0	1,509 (+8%)	5mo	$125,000	$83	48
704 Washington St	0.72mi	3/1.0	1,498 (+8%)	10mo	$90,000	$60	45
817 North St	0.74mi	2/1.0 (-1)	1,526 (+10%)	0mo	$165,000	$108	44
258 Devore Dr	0.75mi	4/2.0 (+1)	1,420 (+2%)	12mo	$143,000	$101	42
367 Latonia Ave	0.64mi	2/1.0 (-1)	1,202 (-14%)	19mo	$148,000	$123	26

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: -17.0%
• Equity multiple: 0.40×
• Total profit: $-24,380
• Equity at exit: $21,620

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-22,459
• Equity at exit: $12,537

Cash invested: $40,600 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,148 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$100 /mo · $1,196/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $-13

Break-even live

Break-even rent $1,165

Max offer price $142,639

Occupancy floor 96%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-28
   status Pending
2. 2026-04-24
   listed $145,000 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: $1,196 · $100/mo
• Projected year-2 tax: $1,744 · $145/mo
• Expected delta: +$547/yr (+$46/mo · 45.8%)

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

Taxation est. · year 1

• Rental income: $13,779
• − Mortgage interest: −$8,122
• − Property taxes: −$1,196
• − Insurance: −$725
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$4,218
• Taxable loss: −$2,687
• Est. tax savings @ 24.0%: +$645
• After-tax cash flow: $485/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

2 events — show timeline

• 2026-04-28 Pending — GEBOR
• 2026-04-24 Listed $145,000 GEBOR

Property tax history

-6.2%/yr

Latest (2025): $1,196 · -3.0% YoY. Source: county tax records.