424 Clinton Ct · Meadville, PA 16335

$85,000

3 bd · 2.5 ba · 1,584 sqft · SingleFamily · 65 Days on market

Built 1930 5,340 sqft lot $54/sqft · 11% below area Est $96k · 11% under ↓ 6% since listing

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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
• ARV discount +12.6/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Livability +4.2/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid 2.5 story on a quiet side street in Meadville. A stone's throw from many amenities the downtown has to offer. First floor has a large living room with fireplace, dining room, kitchen and full bath. The second floor has three bedrooms, a full bath and a small bonus room overlooking back yard. A full basement with half bath and partially finished attic completes the layout.

Key facts

• Quiet side street
• Large living room
• Dining room

Tags

• QUIET SIDE STREET
• LARGE LIVING ROOM
• FIREPLACE
• DINING ROOM
• FULL BATH
• THREE BEDROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 4.9% in Meadville — 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 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 $588 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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: 1.36% ✓
• Cap rate: 11.26%
• Cash-on-cash: 17.75%
• DSCR: 1.79
• GRM: 6.1

CMA / ARV

• ARV (median comp): $95,882
• List price: $85,000
• Delta: -11.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
424 Clinton Ct	0.00mi	3/2.5	1,584 (0%)	0mo	$80,000	$51	100
573 Green St	0.44mi	3/2.0	1,485 (-6%)	4mo	$30,000	$20	64
659 William St	0.71mi	3/1.0	1,575 (-1%)	0mo	$150,000	$95	60
626 Walnut St	0.42mi	3/1.0	1,459 (-8%)	2mo	$169,500	$116	59
908 Fairview Ave	0.56mi	3/2.0	1,664 (+5%)	5mo	$105,000	$63	59
622 Walnut St	0.42mi	3/1.5	1,471 (-7%)	8mo	$95,000	$65	58
673 Washington St	0.61mi	2/2.0 (-1)	1,617 (+2%)	4mo	$53,000	$33	57
586 Walnut St	0.36mi	3/2.0	1,770 (+12%)	6mo	$37,500	$21	56
712 State St	0.58mi	3/1.0	1,509 (-5%)	5mo	$125,000	$83	55
725 Maple St	0.60mi	3/1.5	1,704 (+8%)	1mo	$247,500	$145	55
249 Mount Hope St	0.71mi	2/1.5 (-1)	1,470 (-7%)	4mo	$97,500	$66	42
571 Cullum St	0.75mi	3/1.5	1,352 (-15%)	6mo	$125,000	$92	32

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: 9.2%
• Equity multiple: 1.36×
• Total profit: $8,644
• Equity at exit: $12,674

10-year hold

• IRR: 18.4%
• Equity multiple: 2.53×
• Total profit: $36,395
• Equity at exit: $7,349

Cash invested: $23,800 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,155 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$79 /mo · $949/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $352

Break-even live

Break-even rent $709

Max offer price $85,000

Occupancy floor 65%

Sensitivity live

Price	-10% $400	-5% $376	+0% $352	+5% $328	+10% $304
Rent	-10% $261	-5% $306	+0% $352	+5% $398	+10% $443
Rate	-1.0pp $395	-0.5pp $374	base $352	+0.5pp $330	+1.0pp $308

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-27
   price $85,000 380-char remark

   Show marketing remark (380 chars)

   Solid 2.5 story on a quiet side street in Meadville. A stone's throw from many amenities the downtown has to offer. First floor has a large living room with fireplace, dining room, kitchen and full bath. The second floor has three bedrooms, a full bath and a small bonus room overlooking back yard. A full basement with half bath and partially finished attic completes the layout.

2. 2026-03-17
   listed $90,000 Active 380-char remark

   Show marketing remark (380 chars)

   Solid 2.5 story on a quiet side street in Meadville. A stone's throw from many amenities the downtown has to offer. First floor has a large living room with fireplace, dining room, kitchen and full bath. The second floor has three bedrooms, a full bath and a small bonus room overlooking back yard. A full basement with half bath and partially finished attic completes the layout.

ⓘ 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: $949 · $79/mo
• Projected year-2 tax: $1,146 · $95/mo
• Expected delta: +$197/yr (+$16/mo · 20.8%)

ⓘ 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 ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,856
• − Mortgage interest: −$4,761
• − Property taxes: −$949
• − Insurance: −$425
• − Repairs & maintenance: −$1,108
• − Management: −$1,108
• − Depreciation: −$2,473
• Taxable income: $3,031
• Est. tax owed @ 24.0%: −$728
• After-tax cash flow: $3,496/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

• Census place: Meadville, PA
• 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

-5.6% since first listed

2 events — show timeline

• 2026-04-27 Price Changed $85,000 GEBOR
• 2026-03-17 Listed $90,000 GEBOR

Property tax history

-4.4%/yr

Latest (2025): $949 · -2.0% YoY. Source: county tax records.