287 S Main St · Pleasantville, PA 16341

$19,900

3 bd · 2.0 ba · 1,416 sqft · Manufactured public records · 107 Days on market

Built 1980 0.35 ac lot $14/sqft · 85% below area ↓ 36% since listing

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Why this score? — see what drove the C- 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 +15.0/30.0
• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Seller is Selling as LAND ONLY , does not believe home is livable , has public water and a sewage with new electric service.

Key facts

• 0.35 acre lot
• Garage
• Built 1980

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $20k.

Deal economics

• At list price, monthly cash flow is $786 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $18k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#973 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, amenities F.
• Titusville Area SD (town): math 35% / reading 55% proficiency, ranked #287 of 539 in PA (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 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 $2k of equity ($138 loan paydown + $2k appreciation (8.3% 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 (8.3% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($18k) is reasonable based on typical stale-listing flexibility.

Recommended offer $18,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 5.88% ✓
• Cap rate: 53.71%
• Cash-on-cash: 169.36%
• DSCR: 8.54
• GRM: 1.4

CMA / ARV

• ARV (median comp): $112,029
• List price: $19,900
• Delta: -82.24%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
156 Merrick St	0.73mi	3/2.0	1,404 (-1%)	7mo	$120,000	$85	58
368 Dunham Rd	0.46mi	3/2.0	1,260 (-11%)	9mo	$113,000	$90	52
423 Dunham Rd	0.71mi	2/1.0 (-1)	1,600 (+13%)	6mo	$236,500	$148	31

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

Projected returns pro-forma

8.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 11.53×
• Total profit: $58,682
• Equity at exit: $15,523

10-year hold

• IRR: —
• Equity multiple: 24.89×
• Total profit: $133,105
• Equity at exit: $31,205

Cash invested: $5,572 (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 16341

• Home prices YoY: 3.4%
• Active inventory: 7
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $1,170 medium
• Mortgage (P&I): −$104
• Tax est. 1.5%: −$25 /mo · $298/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $786

Break-even live

Break-even rent $174

Max offer price $19,900

Occupancy floor 28%

Sensitivity live

Price	-10% $800	-5% $793	+0% $786	+5% $780	+10% $773
Rent	-10% $694	-5% $740	+0% $786	+5% $833	+10% $879
Rate	-1.0pp $796	-0.5pp $791	base $786	+0.5pp $781	+1.0pp $776

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $19,900 Active 107 DOM
2. 2026-06-18
   days on market $19,900 Active 105 DOM
3. 2026-06-17
   days on market $19,900 Active 104 DOM
4. 2026-06-16
   days on market $19,900 Active 103 DOM
5. 2026-06-15
   days on market $19,900 Active 102 DOM
6. 2026-06-13
   days on market $19,900 Active 100 DOM
7. 2026-06-12
   days on market $19,900 Active 99 DOM
8. 2026-06-09
   days on market $19,900 Active 96 DOM
9. 2026-06-08
   days on market $19,900 Active 95 DOM
10. 2026-06-08
    days on market $19,900 Active 94 DOM
11. 2026-06-07
    days on market $19,900 Active 93 DOM
12. 2026-06-04
    days on market $19,900 Active 90 DOM
13. 2026-06-02
    days on market $19,900 Active 89 DOM
14. 2026-06-01
    days on market $19,900 Active 88 DOM
15. 2026-05-31
    days on market $19,900 Active 87 DOM
16. 2026-03-05
    listed $19,900 Active 126-char remark

    Show marketing remark (126 chars)

    Seller is Selling as LAND ONLY , does not believe home is livable , has public water and a sewage with new electric service.

17. 2003-08-19
    soldstatus $30,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,034
• − Mortgage interest: −$1,115
• − Property taxes: −$298
• − Insurance: −$100
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$579
• Taxable income: $9,697
• Est. tax owed @ 24.0%: −$2,327
• After-tax cash flow: $7,110/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: Titusville Area SD
• NCES district ID: 4223490
• Math proficiency: 35% ▼ -9.00%
• Reading proficiency: 55% ▼ -10.00%
• Median HH income: $38,179
• Composite: 37.43/100
• National rank: #4418
• State rank: #287 of 539 in PA

Livability — Pleasantville

• Score: 67/100
• State rank: #973
• US rank: #10636

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pleasantville, PA
• Population (ZIP): 1,790

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Romanian 2% Iranian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · German/W. Germanic 1%

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: ▲ 8.30%
• Current HPI: 250.7438
• 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

-35.6% since first listed

2 events — show timeline

• 2026-03-05 Listed $19,900 AVBREALTORS
• 2003-08-19 Sold (Public Records) $30,900 Public Records

Property tax history

-27.9%/yr

Latest (2026): $19 · +2.4% YoY. Source: county tax records.