105 S Spring St · Spartansburg, PA 16434

$99,000

2 bd · 1.5 ba · 1,000 sqft · SingleFamily · 275 Days on market

Built 1940 0.29 ac lot $99/sqft · 28% below area Est $137k · 28% under

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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 +19.5/30.0
• ARV discount +15.0/15.0
• Appreciation +7.1/10.0
• DSCR +6.2/10.0
• 1% rule +4.3/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Two bedroom house in Spartansburg in need of some TLC.

Key facts

• 0.29 acre lot
• Built 1940
• Listed 274 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $92k (6.9% below list).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#871 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, schools D, amenities F.
• Corry Area SD (town): math 33% / reading 52% proficiency, ranked #332 of 539 in PA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 83 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($684 loan paydown + $4k appreciation (4.1% local appreciation)).
• Crawford County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 275 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $48k; list at $99k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 275 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 0.93% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.88%
• DSCR: 1.22
• GRM: 8.9

CMA / ARV

• ARV (median comp): $137,345
• List price: $99,000
• Delta: -27.92%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

4.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.9%
• Equity multiple: 1.90×
• Total profit: $25,027
• Equity at exit: $50,850

10-year hold

• IRR: 15.9%
• Equity multiple: 3.60×
• Total profit: $72,006
• Equity at exit: $83,696

Cash invested: $27,720 (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 16434

• Home prices YoY: 2.9%
• Active inventory: 6
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $922 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$55 /mo · $665/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $113

Break-even live

Break-even rent $780

Max offer price $99,000

Occupancy floor 83%

Sensitivity live

Price	-10% $169	-5% $141	+0% $113	+5% $85	+10% $57
Rent	-10% $40	-5% $76	+0% $113	+5% $149	+10% $185
Rate	-1.0pp $162	-0.5pp $138	base $113	+0.5pp $87	+1.0pp $61

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $99,000 Active 275 DOM
2. 2026-06-17
   days on market $99,000 Active 274 DOM
3. 2026-06-16
   days on market $99,000 Active 273 DOM
4. 2026-06-15
   days on market $99,000 Active 272 DOM
5. 2026-06-13
   days on market $99,000 Active 270 DOM
6. 2026-06-12
   days on market $99,000 Active 269 DOM
7. 2026-06-09
   days on market $99,000 Active 266 DOM
8. 2026-06-08
   days on market $99,000 Active 265 DOM
9. 2026-06-08
   days on market $99,000 Active 264 DOM
10. 2026-06-07
    days on market $99,000 Active 263 DOM
11. 2026-06-04
    days on market $99,000 Active 260 DOM
12. 2026-06-02
    days on market $99,000 Active 259 DOM
13. 2026-06-01
    days on market $99,000 Active 258 DOM
14. 2026-05-31
    days on market $99,000 Active 257 DOM
15. 2025-10-31
    price $99,000 54-char remark

    Show marketing remark (54 chars)

    Two bedroom house in Spartansburg in need of some TLC.

16. 2025-09-17
    listed $115,000 Active 54-char remark

    Show marketing remark (54 chars)

    Two bedroom house in Spartansburg in need of some TLC.

17. 2024-10-15
    soldstatus $48,000

ⓘ 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: $665 · $55/mo
• Projected year-2 tax: $1,115 · $93/mo
• Expected delta: +$450/yr (+$37/mo · 67.6%)

ⓘ 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) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥90°F today · 18 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: $11,066
• − Mortgage interest: −$5,546
• − Property taxes: −$665
• − Insurance: −$495
• − Repairs & maintenance: −$885
• − Management: −$885
• − Depreciation: −$2,880
• Taxable loss: −$291
• Est. tax savings @ 24.0%: +$70
• After-tax cash flow: $1,421/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: Corry Area SD
• NCES district ID: 4206860
• Math proficiency: 33% ▼ -15.00%
• Reading proficiency: 52% ▼ -5.00%
• Median HH income: $40,206
• Composite: 35.56/100
• National rank: #4904
• State rank: #332 of 539 in PA

Livability — Spartansburg

• Score: 68/100
• State rank: #871
• US rank: #9200

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spartansburg, PA
• Population (ZIP): 3,008

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 (97%)
• Race & ethnicity: White 97% Black 1% Two or more races 1%
• Common ancestry: Iranian 14% Polish 4% Romanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 63% English-only · German/W. Germanic 37%

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: ▲ 4.11%
• Current HPI: 145.3143
• 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

+106.2% since first listed

3 events — show timeline

• 2025-10-31 Price Changed $99,000 GEBOR
• 2025-09-17 Listed $115,000 GEBOR
• 2024-10-15 Sold (Public Records) $48,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $665 · -1.7% YoY. Source: county tax records.