583 Reesedale Rd · East Franklin, PA 16210

$69,900

3 bd · 2.0 ba · 1,840 sqft · SingleFamily public records · 40 Days on market

Built 1884 1.09 ac lot ↓ 13% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Appreciation +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Step back in time with this charming 3-bedroom, 2-full-bath home situated on a picturesque 1.08-acre lot in Adrian. Built in 1884, this property showcases old-world charm with several original features that reflect its historic character. The home offers generous living space, a functional layout, and timeless architectural details that make it truly unique. The expansive lot offers privacy, room to roam, and endless potential. Ideal for buyers who appreciate character, history, and the opportunity to make a classic home their own.

Key facts

• 1.09 acre lot
• Garage
• Built 1884

Property features AI

Exterior

• Parking: Detached garage; Total 1 parking space
• Home design: 2-story home; Resale property
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Approximately 1.09-acre lot; Lot dimensions roughly 67 x 463 (irregular)

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Hot water heating
• Interior features: Walk-up basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Armstrong SD (rural): math 38% / reading 58% proficiency, ranked #233 of 539 in PA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Hills Primary Sch (math 52% / reading 62%, grade C+, #444 of 1,518 statewide, top 32%, 548 students, 100% FRL); West Hills Intermediate Sch (math 37% / reading 59%, grade C-, #153 of 512 statewide, top 30%, 475 students, 100% FRL); Armstrong Jshs (math 37% / reading 55%, grade D-, #178 of 437 statewide, top 42%, 1,478 students, 100% FRL) — zoned schools average 100% FRL vs 37% district-wide (63 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 active listings in the ZIP; 58 units permitted in Armstrong County in 2024 (20 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Armstrong County population projected at -27% 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1884 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1884 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.77% ✓
• Cap rate: 13.81%
• Cash-on-cash: 26.83%
• DSCR: 2.19
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 20.8%
• Equity multiple: 1.85×
• Total profit: $16,598
• Equity at exit: $10,422

10-year hold

• IRR: 29.0%
• Equity multiple: 3.58×
• Total profit: $50,561
• Equity at exit: $6,044

Cash invested: $19,572 (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 16210

• Home prices YoY: -2.4%
• Active inventory: 1
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,239 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$145 /mo · $1,742/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $438

Break-even live

Break-even rent $685

Max offer price $69,900

Occupancy floor 60%

Sensitivity live

Price	-10% $477	-5% $457	+0% $438	+5% $418	+10% $398
Rent	-10% $340	-5% $389	+0% $438	+5% $487	+10% $535
Rate	-1.0pp $473	-0.5pp $455	base $438	+0.5pp $419	+1.0pp $401

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $69,900 Active 40 DOM
2. 2026-06-21
   days on market $69,900 Active 39 DOM
3. 2026-06-18
   days on market $69,900 Active 37 DOM
4. 2026-06-17
   days on market $69,900 Active 36 DOM
5. 2026-06-16
   days on market $69,900 Active 35 DOM
6. 2026-06-15
   days on market $69,900 Active 34 DOM
7. 2026-06-13
   days on market $69,900 Active 32 DOM
8. 2026-06-12
   days on market $69,900 Active 31 DOM
9. 2026-06-09
   days on market $69,900 Active 28 DOM
10. 2026-06-08
    days on market $69,900 Active 27 DOM
11. 2026-06-08
    days on market $69,900 Active 26 DOM
12. 2026-06-07
    days on market $69,900 Active 25 DOM
13. 2026-06-04
    days on market $69,900 Active 22 DOM
14. 2026-06-02
    days on market $69,900 Active 21 DOM
15. 2026-06-01
    days on market $69,900 Active 20 DOM
16. 2026-05-31
    days on market $69,900 Active 19 DOM
17. 2026-05-12
    listed $69,900 Active 342-char remark
18. 2026-01-06
    listed $79,900 Active 537-char remark

    Show marketing remark (537 chars)

    Step back in time with this charming 3-bedroom, 2-full-bath home situated on a picturesque 1.08-acre lot in Adrian. Built in 1884, this property showcases old-world charm with several original features that reflect its historic character. The home offers generous living space, a functional layout, and timeless architectural details that make it truly unique. The expansive lot offers privacy, room to roam, and endless potential. Ideal for buyers who appreciate character, history, and the opportunity to make a classic home their own.

ⓘ 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: $1,742 · $145/mo
• Projected year-2 tax: $1,742 · $145/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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,863
• − Mortgage interest: −$3,915
• − Property taxes: −$1,742
• − Insurance: −$350
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − Depreciation: −$2,033
• Taxable income: $4,444
• Est. tax owed @ 24.0%: −$1,067
• After-tax cash flow: $4,185/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: Armstrong SD
• NCES district ID: 4202590
• Math proficiency: 38% ▼ -13.00%
• Reading proficiency: 58% ▼ -6.00%
• Median HH income: $43,333
• Composite: 40.41/100
• National rank: #3729
• State rank: #233 of 539 in PA

Livability — East Franklin

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

Census & demographics

• Population (ZIP): 569

Population outlook (Armstrong County) Hauer SSP2

• Today (2025): 62,513 people
• By 2030: 59,579 · -4.7%
• By 2040: 52,890 · -15.4%
• By 2050: 45,904 · -26.6%
• By 2075: 32,023 · -48.8%
• By 2100: 20,415 · -67.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Iranian 2% Serbian 1% Polish 1%

Political lean MEDSL · Armstrong

• 2024 margin: Solid R (+53.2) · D 23.0% · R 76.2%
• 2008→2024 swing: -28.6pp toward R · 2008: -24.6pp · 2024: -53.2pp
• All cycles: 2024: R+53.2 2020: R+52.3 2016: R+52.0 2012: R+37.2 2008: R+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.42%
• Current HPI: 139.8795
• 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

-12.5% since first listed

2 events — show timeline

• 2026-05-12 Listed $69,900 West Penn MLS
• 2026-01-06 Listed $79,900 West Penn MLS

Property tax history

+0.9%/yr

Latest (2026): $1,742 · +0.0% YoY. Source: county tax records.