18398 Route 6 · Keating, PA 16730

$87,500

3 bd · 2.0 ba · 1,056 sqft · Other public records · 365 Days on market

Built 1985 0.58 ac lot $83/sqft · 354% above area ↓ 28% 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 +19.6/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• DSCR +6.2/10.0
• Appreciation +5.0/10.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Featuring a large, oversized two-car detached garage, offering ample space for vehicles, hobbies, or storage. On the right side of the garage is a large side door for access to the rear of the garage. The home has three bedrooms/two full bathrooms. The living area divides the primary bedroom/bath and the other two bedrooms/bath. Enjoy the corner designed gas fireplace in the living room for an additional source of heat and ambiance. Former dining room with built-in cabinet. Large full length rear deck. Full basement giving so many possibilities. Large lot giving space for a garden or pool. The Estate is currently having a sale, and the home will be cleaned out.

Key facts

• Large lot
• Full basement
• Built-in cabinet

Tags

• CORNER DESIGNED GAS FIREPLACE
• BUILT-IN CABINET
• FULL LENGTH REAR DECK
• FULL BASEMENT
• LARGE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $88k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Smethport Area SD (rural): math 34% / reading 57% proficiency, ranked #270 of 539 in PA (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 29 units permitted in McKean County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($605 loan paydown + $3k appreciation (3.0% local appreciation)).
• McKean County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, 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 365 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.

Recommended offer $77,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 365 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.17% ✓
• Cap rate: 7.69%
• Cash-on-cash: 4.98%
• DSCR: 1.22
• GRM: 7.1

CMA / ARV

• ARV (median comp): $19,296
• List price: $87,500
• Delta: 353.47%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.2%
• Equity multiple: 1.70×
• Total profit: $17,093
• Equity at exit: $39,344

10-year hold

• IRR: 14.3%
• Equity multiple: 3.12×
• Total profit: $51,901
• Equity at exit: $60,633

Cash invested: $24,500 (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 16730

• Active inventory: 1
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,026 medium
• Mortgage (P&I): −$459
• Tax from tax record: −$213 /mo · $2,559/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $102

Break-even live

Break-even rent $897

Max offer price $87,500

Occupancy floor 85%

Sensitivity live

Price	-10% $151	-5% $126	+0% $102	+5% $77	+10% $52
Rent	-10% $21	-5% $61	+0% $102	+5% $142	+10% $183
Rate	-1.0pp $146	-0.5pp $124	base $102	+0.5pp $79	+1.0pp $56

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $87,500 Active 365 DOM
2. 2026-06-21
   days on market $87,500 Active 364 DOM
3. 2026-06-18
   days on market $87,500 Active 362 DOM
4. 2026-06-17
   days on market $87,500 Active 361 DOM
5. 2026-06-16
   days on market $87,500 Active 360 DOM
6. 2026-06-15
   pricedays on market $87,500 Active 359 DOM
7. 2026-06-13
   days on market $89,900 Active 357 DOM
8. 2026-06-12
   days on market $89,900 Active 356 DOM
9. 2026-06-09
   days on market $89,900 Active 353 DOM
10. 2026-06-08
    days on market $89,900 Active 352 DOM
11. 2026-06-08
    days on market $89,900 Active 351 DOM
12. 2026-06-07
    days on market $89,900 Active 350 DOM
13. 2026-06-04
    days on market $89,900 Active 347 DOM
14. 2026-06-02
    days on market $89,900 Active 346 DOM
15. 2026-06-01
    days on market $89,900 Active 345 DOM
16. 2026-05-31
    days on market $89,900 Active 344 DOM
17. 2026-03-09
    price $89,900 669-char remark

    Show marketing remark (669 chars)

    Featuring a large, oversized two-car detached garage, offering ample space for vehicles, hobbies, or storage. On the right side of the garage is a large side door for access to the rear of the garage. The home has three bedrooms/two full bathrooms. The living area divides the primary bedroom/bath and the other two bedrooms/bath. Enjoy the corner designed gas fireplace in the living room for an additional source of heat and ambiance. Former dining room with built-in cabinet. Large full length rear deck. Full basement giving so many possibilities. Large lot giving space for a garden or pool. The Estate is currently having a sale, and the home will be cleaned out.

18. 2025-12-11
    price $99,900 669-char remark

    Show marketing remark (669 chars)

    Featuring a large, oversized two-car detached garage, offering ample space for vehicles, hobbies, or storage. On the right side of the garage is a large side door for access to the rear of the garage. The home has three bedrooms/two full bathrooms. The living area divides the primary bedroom/bath and the other two bedrooms/bath. Enjoy the corner designed gas fireplace in the living room for an additional source of heat and ambiance. Former dining room with built-in cabinet. Large full length rear deck. Full basement giving so many possibilities. Large lot giving space for a garden or pool. The Estate is currently having a sale, and the home will be cleaned out.

19. 2025-08-20
    price $109,900 669-char remark

    Show marketing remark (669 chars)

    Featuring a large, oversized two-car detached garage, offering ample space for vehicles, hobbies, or storage. On the right side of the garage is a large side door for access to the rear of the garage. The home has three bedrooms/two full bathrooms. The living area divides the primary bedroom/bath and the other two bedrooms/bath. Enjoy the corner designed gas fireplace in the living room for an additional source of heat and ambiance. Former dining room with built-in cabinet. Large full length rear deck. Full basement giving so many possibilities. Large lot giving space for a garden or pool. The Estate is currently having a sale, and the home will be cleaned out.

20. 2025-06-21
    listed $124,900 Active 669-char remark

    Show marketing remark (669 chars)

    Featuring a large, oversized two-car detached garage, offering ample space for vehicles, hobbies, or storage. On the right side of the garage is a large side door for access to the rear of the garage. The home has three bedrooms/two full bathrooms. The living area divides the primary bedroom/bath and the other two bedrooms/bath. Enjoy the corner designed gas fireplace in the living room for an additional source of heat and ambiance. Former dining room with built-in cabinet. Large full length rear deck. Full basement giving so many possibilities. Large lot giving space for a garden or pool. The Estate is currently having a sale, and the home will be cleaned out.

ⓘ 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: $2,559 · $213/mo
• Projected year-2 tax: $2,559 · $213/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥89°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,307
• − Mortgage interest: −$4,901
• − Property taxes: −$2,559
• − Insurance: −$438
• − Repairs & maintenance: −$985
• − Management: −$985
• − Depreciation: −$2,545
• Taxable loss: −$106
• Est. tax savings @ 24.0%: +$25
• After-tax cash flow: $1,245/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: Smethport Area SD
• NCES district ID: 4221690
• Math proficiency: 34% ▼ -3.00%
• Reading proficiency: 57% ▲ 5.00%
• Median HH income: $44,944
• Composite: 38.48/100
• National rank: #4186
• State rank: #270 of 539 in PA

Livability — Keating

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 38

Population outlook (McKean County) Hauer SSP2

• Today (2025): 40,518 people
• By 2030: 39,290 · -3.0%
• By 2040: 36,438 · -10.1%
• By 2050: 33,556 · -17.2%
• By 2075: 27,682 · -31.7%
• By 2100: 21,726 · -46.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Polish 24%

Political lean MEDSL · McKean

• 2024 margin: Solid R (+47.2) · D 26.0% · R 73.2%
• 2008→2024 swing: -29.9pp toward R · 2008: -17.3pp · 2024: -47.2pp
• All cycles: 2024: R+47.2 2020: R+46.2 2016: R+47.2 2012: R+28.2 2008: R+17.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-28.0% since first listed

4 events — show timeline

• 2026-03-09 Price Changed $89,900 UNYREIS
• 2025-12-11 Price Changed $99,900 UNYREIS
• 2025-08-20 Price Changed $109,900 UNYREIS
• 2025-06-21 Listed $124,900 UNYREIS

Property tax history

+2.4%/yr

Latest (2025): $2,559 · +3.6% YoY. Source: county tax records.